AGENDA REPORT
City Council
1 MEETING
DATE:
August 26, 2026
PREPARED
BY:
Sara Cadona, Senior
Planner
DEPARTMENT
DIRECTOR:
Scott Drapkin
DEPARTMENT: Development Services
Department
CITY
MANAGER:
Jennifer Campbell
SUBJECT:
Adoption of Ordinance No. 2026-10 to adopt Chapter 30.21 “Residential in Commercial Zones Pursuant to State law” to Title 30 Zoning of the Encinitas Municipal Code to implement AB 2011 and SB 6 citywide and amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to reference and incorporate objective design standards
RECOMMENDED ACTION:
Adopt City Council Ordinance No. 2026-10 titled, “An Ordinance of the City Council of the City of Encinitas, California, adding Chapter 30.21 Residential in Commercial Zones Pursuant to State law to Title 30 Zoning of the Encinitas Municipal Code to implement AB 2011 and SB 6 citywide and amendments to reference and incorporate the objective design standards as Chapter 12, Appendix in the Downtown Encinitas Specific Plan and as Chapter 11, Appendix in the North 101 Corridor Specific Plan”.
ENVIRONMENTAL CONSIDERATIONS:
The action being considered by the City Council is exempt from the California Environmental Quality Act (CEQA) because the Ordinance is intended to implement Senate Bill 6 and Assembly Bill 2011 and is not considered a “project” under Division 13 (commencing with Section 21000) of the Public Resources Code, as provided in Government Code Section 65852.24(h), Government Code Section 65912.114(r) and Government Code Section 65912.124(r). Additionally, the amendments to the Downtown Encinitas Specific Plan and the North 101 Corridor Specific Plan, which reference and incorporate the objective design standards as an appendix, are exempt pursuant to CEQA Guidelines Section 15061(b)(3). This exemption applies because it can be seen with certainty that the adoption of these amendments will not result in a significant effect on the environment. All projects for which the objective design standards would apply would 2026-08-26 Item #10D Page 1 of 231
2 undergo separate project level specific CEQA review and approval.
GENERAL PLAN/LOCAL COASTAL PROGRAM/CITY COUNCIL FOCUS AREAS:
General Plan Consistency: Government Code Section 65300.5 mandates that General Plan elements, and their components, be integrated, internally consistent, and include a compatible statement of policies for the adopting agency. The proposed ordinance supports the City’s General Plan Housing Element Program 3F, as it advances the objective of establishing objective design standards that promote consistency with community character and ensure that higher density housing development projects comply with such standards.
Local Coastal Program: The City’s Local Coastal Program (LCP) consists of two parts: 1) Land Use Plan and 2) Implementation Plan. Title 30 of the Municipal Code, Downtown Encinitas Specific Plan and North 101 Corridor Specific Plan are components of the LCP’s Implementation Plan; therefore, any amendments to these documents require a Local Coastal Program Amendment (LCPA) that are subject to review and approval by the California Coastal Commission. An LCPA is included as part of the application request.
A Public Notice of Availability opened a six-week public review period, which began on April 9, 2026, and will conclude on May 21, 2026, and is required to lapse prior to any final action being taken by the City Council on the LCPA. If the City Council approves the LCPA, the proposed LCPA would be submitted to the California Coastal Commission for review and approval. The proposed amendments would not become effective until after formal certification by the California Coastal Commission of the LCPA.
City Council Focus Areas: Ordinance No. 2026-10 advances the Strengthening and Adhering to the General Plan while Implementing Responsible Development Focus Area, specifically Goal 8.1.
“Proposition A” Not Applicable
The proposed amendments included in Ordinance 2026-10 would amend the City’s zoning regulations. Under Proposition A, amendments to these regulations require a public vote if the amendment is a “major amendment” but do not require a public vote if the amendment is a “regular amendment”. These amendments are necessary to implement and ensure compliance with State law, this ordinance is not considered a “major amendment” as defined under Proposition A; therefore, a public vote is not required. Similar to other State housing bills such as SB-9 and ADU regulations, AB 2011 and SB 6 establish State mandated housing development pathways that cities must allow, therefore, State law supersedes Proposition A. As a result, adopting a local ordinance to implement these bills does not require a public vote.
FISCAL CONSIDERATIONS:
No fiscal impact.
2026-08-26 Item #10D Page 2 of 231
3 BACKGROUND:
On September 28, 2022, AB 2011 (Affordable Housing and High Road Jobs Act of 2022) and SB 6 (Middle Class Housing Act of 2022) were signed into law, and became effective on July 1, 2023. Both laws allow multifamily and mixed-use residential development as a permitted use in zones where office, retail, or parking are principally permitted uses.
On May 7, 2023, the San Diego Association of Governments (SANDAG) released a Call for Projects (CFP) for the Housing Acceleration Program (HAP) Cycle 2.
On June 21, 2023, the City Council of the City of Encinitas, conducted a duly noticed joint study session between the City Council and the Planning Commission to discuss the two new housing bills [Assembly Bill (AB) 2011 and Senate Bill (SB) 6] and the City Council directed staff to return at a later date with a resolution authorizing the preparation of an ordinance to implement the aforementioned State laws.
On August 3, 2023, the City of Encinitas submitted a grant application for SANDAG HAP Cycle 2 in the amount of $573,000.
On August 16, 2023, the City Council executed Resolution No. 2023-98 to initiate the amendments to the Encinitas Municipal Code and Local Coastal Program (LCP) to implement AB 2011 and SB 6 ordinance and objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans and authorized the grant application.
On October 3, 2023, the City of Encinitas was awarded from SANDAG a total of $573,000 for two planning efforts: Activity 1 was to update the Density Bonus section of the Encinitas Municipal Code and to develop an implementing ordinance for AB 2011 and SB 6 ($173,000) and Activity 2 was to hire contract planning and/or engineering staff to augment development review of housing projects ($400,000).
On February 14, 2024, staff was notified by SANDAG that the Governor’s Proposed Fiscal Year (FY) 2024-25 Budget included significant funding reductions for REAP 2.0, which funds SANDAG HAP. Per SANDAG’s direction, staff provided a reduced scope of work and budget on February 27, 2024, in anticipation of a funding reduction to REAP 2.0.
On April 1, 2024, in response to a SANDAG request, the City Manager sent a letter to State legislators urging them to protect REAP 2.0’s dedicated funding.
On June 26, 2024, the final FY 2024-25 State Budget was adopted.
On July 1, 2024, SANDAG notified the City that REAP 2.0 had retained its full allocation in the final FY 2024-25 State Budget. At the same time, SANDAG informed the City that HCD would not be extending the grant deadline of March 31, 2026, and requested a revised scope of work and schedule due to the nine-month budget delay. 2026-08-26 Item #10D Page 3 of 231
4 On August 1, 2024, City staff sent a revised scope of work, schedule, and budget to SANDAG with updated Activity 1 funding of $329,145 and updated Activity 2 funding of $243,855 with the same total budget of $573,000. The reallocation of funds from Activity 2 to Activity 1 was due to the reduced time frame to expend the grant funds and the change in the scope of work was to include the amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to add objective design standards.
On August 20, 2024, the City entered into an agreement with SANDAG (SANDAG Contract No. 6000325).
On September 19, 2024, AB 2243 was signed into law, and became effective on January 1, 2025. The bill amended both AB 2011 and SB 6 by expanding the qualifying criteria for residential developments in commercial zones, which added numerous sites throughout the City beyond what was initially potentially eligible to utilize AB 2011 and SB 6.
Additional details of AB 2243 are discussed in greater detail in the Legislative Summary section of this report.
The City of Encinitas utilized SANDAG’s approved list of On-Call Sustainable Communities Consulting Services to select a consultant to assist with the preparation of this work effort.
On September 25, 2024, the City Council executed a professional services agreement with Ascent Environmental Inc. (Ascent) to assist staff with the amendment to the Encinitas Municipal Code to comply with State law, and amendments to establish clear objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans. This contract for Ascent was paid through the aforementioned REAP 2.0 grant funding.
On September 25, 2024, the City Council executed Resolution No. 2024-105 amending the FY 2024-25 budget.
On April 15, 2025, the City and Ascent held a public meeting to provide an overview of the housing development that is allowed through AB 2011, SB 6 and AB 2243 and to introduce the objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans.
On July 9, 2025, the City and Ascent held a public meeting to provide a summary of AB 2011, SB 6 and AB 2243 legislative bills and receive feedback on the objective design standards for the North 101 Corridor Specific Plan.
On July 15, 2025, the City and Ascent held a public meeting to provide a summary of AB 2011, SB 6 and AB 2243 legislative bills and receive feedback on the objective design standards for the Downtown Encinitas Specific Plan.
On October 10, 2025, AB 893 was signed into law, and became effective on January 1, 2026. This bill amended the government code section that regulates AB 2011 housing 2026-08-26 Item #10D Page 4 of 231
5 developments within a “campus development zone”. Additional details of AB 893 are discussed in more greater in the Legislative Summary section in this report.
A public review and comment period for the draft AB 2011 and SB 6 implementing ordinance and objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans was conducted from October 15, 2025 to November 19, 2025.
Ordinance materials were made available for public review on the project webpage, and a notification was sent to interested parties who requested project updates and the City’s constant contacts list. Public comments received in response to the public review draft AB 2011 and SB 6 implementing ordinance have been included as the “Comments from City Council and Planning Commission Joint Special Meeting and Comments received during Public Review Period” in Attachment 4.
On October 29, 2025, the City held a joint community workshop with the City Council and Planning Commission to review and receive feedback on the draft AB 2011 and SB 6 implementing ordinance and amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to add objective design standards for all multifamily and mixeduse development projects.
On April 16, 2026, the Planning Commission conducted a duly noticed public hearing and unanimously approved Planning Commission Resolution No. 2026-14 titled “A Resolution of the Planning Commission of the City of Encinitas, California recommending the City Council of the City of Encinitas adopt a new Chapter 30.21 Residential in Commercial Zones Pursuant to State Law to the Encinitas Municipal Code and minor amendments to reference and incorporate the objective design standards as Chapter 12, Appendix in the Downtown Encinitas Specific Plan and as Chapter 11, Appendix in the North 101 Corridor Specific Plan” with suggested modifications to the objective design standards within both specific plans. These modifications are listed and described later in this report under the Planning Commission Suggested Revisions section of this report.
On August 12, 2026, the City Council conducted a duly noticed public hearing and unanimously voted to introduce Ordinance No. 2026-10, with modifications to remove four out of 13 of the Planning Commission’s suggested modifications to the objective design standards.
ANALYSIS:
Adopting citywide local regulations for AB 2011 and SB 6 and objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans is imperative for giving the City the maximum allowed local control permissible under State law. These tools interpret and establish clear procedures for administering complex State housing laws that include strict timelines, eligibility criteria, and nuanced development standards. As State law requires qualifying projects to be reviewed solely against adopted objective standards, these standards represent the City’s strongest and, in many cases, only available mechanism for exercising local control. Collectively, the implementing ordinance and objective design standards position Encinitas to preserve community 2026-08-26 Item #10D Page 5 of 231
6 character while ensuring compliance with State-mandated streamlining requirements and maintaining the maximum level of locally enforceable oversight.
For a full detailed analysis regarding the amendments to Title 30 for an AB 2011 and SB 6 citywide implementing ordinance and amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to reference and incorporate objective design standards are provided in the August 12 City Council Agenda Report.
City Council Hearing and Modifications
On August 12, 2026, the City Council introduced Ordinance 2026-10, Attachment 1, that proposes amendments to Title 30 to add a new chapter implementing AB 2011 and SB 6 citywide. The ordinance also includes amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to reference and incorporate new objective design standards that would be applicable to all multifamily and mixed-use residential development projects, including those proposing AB 2011 and SB 6 projects, within the two specific plan areas. As part of the City Council’s review of the ordinance, they also considered the Planning Commission’s (PC) 13 recommended modifications to the objective design standards and voted to remove PC modifications 7, 8, 9 and 10. Table 1 summarizes these four recommended modifications that will be removed and the City Council’s direction for each of the four objective design standards.
Table 1: City Council Modifications
Planning Commission Suggested
Modifications to the Downtown
Encinitas and North 101 Corridor
Specific Plan Objective Design
Standards (April 16, 2026)
City Council Modification to the
Downtown Encinitas and North 101
Corridor Specific Plan Objective
Design Standards (August 12, 2026)
7. Modify ODS 4.1.2, Common Open
Space, to decrease the minimum required
common open space from 200 square feet
per unit to 50 square feet per unit.
Do not include Planning Commission
recommendation. ODS 4.1.2, Common
Open Space, to remain requiring 200
square feet per unit.
8. Modify ODS 4.1.3, Private Outdoor
Amenity Space, to decrease the minimum
required private outdoor amenity space
from 100 square feet per unit to 50 square
feet per unit.
Do not include Planning Commission
recommendation. ODS 4.1.3, Private
Outdoor Amenity Space, to remain
requiring 100 square feet per unit.
9. Modify ODS 4.1.4, Combined Amenity
Space and Open Space, to decrease the
combined amenity space and open space
from 300 square feet per unit to 100
square feet per unit.
Do not include Planning Commission
recommendation. ODS 4.1.4, Combined
Amenity Space and Open Space, to
remain requiring 300 square feet per unit.
10. Add a standard to 4.2, Common Open
Space, to allow common open space in its
entirety to be counted towards the
required site landscaping area
requirements.
Remove PC recommended standard in
4.2, Common Open Space, to allow
common open space in its entirety to be
counted towards the required site
landscaping area requirements.
2026-08-26 Item #10D Page 6 of 231
7 Attachment 1, Exhibit B and C will provide clean versions of the objective design standards that include the City Council’s revisions. In addition, staff has prepared a strikethrough underline version that demonstrates the City Councils modifications to the objective design standards, this has been included as Attachment 2.
ATTACHMENT(S):
1 City Council Ordinance No. 2026-10
1-Exhibit A AB 2011 and SB 6 Implementing Ordinance
1-Exhibit B Amendments to the Downtown Encinitas Specific Plan to Incorporate Objective Design Standards
1-Exhibit C Amendments to the North 101 Corridor Specific Plan to Incorporate Objective Design Standards
2 Strikethrough underline versions of Objective Design Standards 2026-08-26 Item #10D Page 7 of 231
ORDINANCE 2026-10
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ENCINITAS, CALIFORNIA, ADDING CHAPTER 30.21 RESIDENTIAL IN COMMERCIAL ZONES PURSUANT TO STATE LAW TO TITLE 30 ZONING OF THE ENCINITAS MUNICIPAL CODE TO IMPLEMENT AB 2011 AND SB 6 CITYWIDE AND AMENDMENTS TO REFERENCE AND INCORPORATE THE OBJECTIVE DESIGN STANDARDS AS CHAPTER 12, APPENDIX IN THE DOWNTOWN ENCINITAS SPECIFIC PLAN AND AS CHAPTER 11, APPENDIX IN THE NORTH 101
CORRIDOR SPECIFIC PLAN
WHEREAS, on September 28, 2022, Senate Bill 6 (Middle Class Housing Act of 2022) (Chapter 659, Statutes of 2022) was approved by the Governor of the State of California and filed with the Secretary of State, amending Section 65913.4 of the California Government Code and adding to the Government Code Section 65852.24, allowing multifamily and mixed-use housing development projects in zones where office, retail and/or parking are a principally permitted use; and
WHEREAS, also on September 28, 2022, Assembly Bill 2011 (Affordable Housing and High Road Jobs Act of 2022) (Chapter 647, Statutes of 2022), was approved by the Governor of the State of California and filed with the Secretary of State, amending Sections 65400 and 65585 of the California Government Code and adding to the Government Code Sections 65912.100, et seq., allowing multifamily and mixed-use housing development projects in zones where office, retail and/or parking are a principally permitted use; and WHEREAS, on May 7, 2023, the San Diego Association of Governments (SANDAG) released a Call for Projects (CFP) for the Housing Acceleration Program (HAP) Cycle 2; and WHEREAS, on June 21, 2023, the City Council of the City of Encinitas, conducted a duly noticed joint study session between the City Council and the Planning Commission to discuss two new housing bills, Assembly Bill (AB) 2011 and Senate Bill (SB) 6, and the City Council directed staff to return at a later date with a resolution authorizing the preparation of an ordinance to implement the aforementioned State laws; and
WHEREAS, on July 1, 2023, changes to Government Code from AB 2011 and SB 6 went into effect; and
WHEREAS, on August 3, 2023, the City of Encinitas submitted a grant application for SANDAG HAP Cycle 2 in the amount of $573,000; and
WHEREAS, on August 16, 2023, the City Council of the City of Encinitas executed Resolution No 2023-98 to initiate the amendments to the Municipal Code and Local Coastal Program (LCP) to implement AB 2011 and SB 6 ordinance and objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans and authorize the submittal of the grant application; and
WHEREAS, on October 3, 2023, the City of Encinitas was awarded from SANDAG a total of $573,000 for two planning efforts: Activity 1 was to update the Density Bonus section of the Encinitas Municipal Code and to develop an implementing ordinance for AB 2011 and SB 6 ($173,000) and Activity 2 was to hire contract planning and/or engineering staff to augment development review of housing projects ($400,000); and
WHEREAS, on February 14, 2024, staff was notified by SANDAG that the Governor’s Proposed FY 2024-25 Budget included significant reductions in the Regional Early Action Planning (REAP) 2.0 grant program that funds SANDAG HAP. Per SANDAG’s direction, staff provided a reduced scope of work and budget on February 27, 2024, in anticipation of a funding reduction to REAP 2.0; and
2026-08-26 Item #10D Page 8 of 231
WHEREAS, on April 1, 2024, in response to a SANDAG request, the City Manager sent a letter to State legislators urging them to protect REAP 2.0’s dedicated funding.
WHEREAS, on June 12, 2024, the City Council of the City of Encinitas adopted Resolution No. 2024-65 adopting the budget for Fiscal Year (FY) 2024-25; and WHEREAS, on June 26, 2024, the final FY 2024-25 State Budget was adopted; and WHEREAS, on July 1, 2024, SANDAG notified the City that REAP 2.0 had retained its full allocation in the final FY 2024-25 State Budget. At the same time, SANDAG informed the City that HCD would not be extending the grant deadline of March 31, 2026, and requested a revised scope of work and schedule due to the 9-month budget delay; and WHEREAS, on August 1, 2024, City staff sent a revised scope of work, schedule, and budget to SANDAG with updated Activity 1 funding of $329,145 and updated Activity 2 funding of $243,855 with the same total budget of $573,000. The reallocation of funds from Activity 2 to Activity 1 was due to the reduced time frame to expend the grant funds and the change in the scope of work was to include the amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to add objective design standards; and
WHEREAS, on August 20, 2024, the City entered into an agreement with SANDAG (SANDAG Contract No. 6000325); and
WHEREAS, on September 19, 2024, AB 2243 (Chapter 272, Statutes of 2024), was approved by the Governor of the State of California and filed with the Secretary of State, amending Sections 65852.24, 65912.101, 65912.111, 65912.112, 65912.113, 65912.114, 65912.121, 65912.122, 65912.123, and 65912.124 of California Government Code, and to add Government Code Section 65912.106 relating to housing development projects under SB 6 and AB 2011; and WHEREAS, the City of Encinitas utilized SANDAG’s approved list of On-Call Sustainable Communities Consulting Services to select a consultant to assist with the preparation of the AB 2011 and SB 6 implementing ordinance including objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans and the amendment of the Encinitas Municipal Code to comply with State law; and
WHEREAS, on September 25, 2024, the City Council executed a professional services agreement with Ascent Environmental Inc. (Ascent) to assist staff with the amendment to the Encinitas Municipal Code to comply with State law, and amendments to establish clear objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans; and WHEREAS, on September 25, 2024, the City Council of the City of Encinitas executed Resolution No. 2024-105 amending the FY 2024-25 budget; and WHEREAS, on January 1, 2025, changes made to the Government Code by AB 2243 went into effect; and
WHEREAS, on April 15, 2025, the City and Ascent held a public meeting to provide an overview of the housing development that is allowed through AB 2011, SB 6 and AB 2243 and to introduce the objective design standards for the Downtown Encinitas and North 101 Corridor Specific Plans; and
WHEREAS, on July 9, 2025, the City and Ascent held a public meeting to provide a summary of AB 2011, SB 6 and AB 2243 legislative bills and receive feedback on the objective design standards for the North 101 Corridor Specific Plan; and WHEREAS, on July 15, 2025, the City and Ascent held a public meeting to provide a summary of AB 2011, SB 6 and AB 2243 legislative bills and receive feedback on the objective design standards for the Downtown Encinitas Specific Plan; and 2026-08-26 Item #10D Page 9 of 231
WHEREAS, on October 10, 2025, AB 893 (Chapter 500, Statutes of 2025), was approved by the Governor of the State of California and filed with the Secretary of State, amending Sections 65912.101, 65912.104, 65912.114, 65912.121, 65912.122, 65912.123, and 65912.124 of Government Code, and to add Government Code Section 65912.103.5 that regulates AB 2011 housing developments within a “campus development zone,” defined as parcels located within one mile of a “main campus” of a public or private postsecondary educational institution, as defined by Sections 94849 and 94858 of the Education Code; and WHEREAS, on October 15, 2025, a public review draft of the AB 2011 and SB 6 citywide implementing ordinance and objective design standards for the Downtown Encinitas Specific Plan and North 101 Corridor Specific Plan was made available for public comment; and WHEREAS, on October 29, 2025, the City held a joint community workshop with the City Council and Planning Commission to review and receive feedback on the draft AB 2011 and SB 6 citywide implementing ordinance and amendments to the Downtown Encinitas and North 101 Corridor Specific Plans to add objective design standards for all multifamily and mixed-use development projects; and
WHEREAS, on January 1, 2026, changes made to the Government Code by AB 893 went into effect; and
WHEREAS, Government Code Sections 65852.24 and 65912.100, et seq. establish eligibility criteria, development standards, and streamlining procedures for housing development projects in zones where office, retail, and/or parking are a principally permitted use; and WHEREAS, Government Code Section 65852.24(h), Section 65912.114(r), and Section 65912.124(r) provide that a local agency may adopt an ordinance to implement the provisions of 65852.24 and 65912.100, et seq.; and
WHEREAS, the City of Encinitas (the “City”) has adopted land use policies to implement State law and the City seeks to ensure that eligible housing development projects are consistent with those policies; and
WHEREAS, none of the specific plans within the City meet the definition of a “neighborhood plan” pursuant to Government Code Section 65912.101(t), and therefore do not disqualify sites from streamlining eligibility under Government Code Section 65912.121(i); and WHEREAS, no properties within the City are located within a “campus development zone,” as currently defined by State law, therefore the amendments enacted by AB 893 do not expand the applicability of AB 2011 within the City beyond what is otherwise provided by State law; and WHEREAS, Government Code Section 65912.113(d) prohibits housing development within 3,200 feet of a facility that actively extracts or refines oil or natural gas, and no such facilities exist within the boundaries of the City; and
WHEREAS, the City of Encinitas qualifies as an urbanized area pursuant to Government Code Section 65913.4, as defined by the U.S. Census Bureau, in that it has a population of more than 50,000 persons; and
WHEREAS, for the purposes of Government Code Section 65852.24(b)(6)(A) and Government Code Section 65912.121(b), “AB 2011” and “SB 6” housing development projects shall be located on a legal parcel or parcels in conformance with applicable State and local requirements; and
WHEREAS, the City of Encinitas is classified as a metropolitan jurisdiction pursuant to subdivisions (d) and (e) of Government Code Section 65583.2; and 2026-08-26 Item #10D Page 10 of 231
WHEREAS, Encinitas Municipal Code Section 30.16.010(E), Residential 30 Overlay Zone (R-30 Overlay) is the zoning district in the City that allows the greatest density within the city pursuant to 65912.113(e)(1) and 65852.24(b)(2) and is the only zoning district that meets the default density standard for metropolitan jurisdictions specified in Government Code Section 65583.2(c)(3)(B), and therefore serves as the required zone for determining applicable objective development standards for “AB 2011 100 Percent Affordable” and “SB 6” housing development projects pursuant to Government Code Sections 65852.24 and 65912.100, et seq.; and WHEREAS, the City includes areas within one-half (1/2) mile of a major transit stop, as defined by Public Resource Code Section 21155(b) and has a population of approximately 61,585 as estimated in the 2023 U.S. Census Bureau American Community Survey Five-Year Estimates, and the areas within one-half (1/2) mile of a major transit stop are located within the coastal zone as defined in Division 20 (commencing with Section 30000) of the Public Resources Code; therefore, housing development projects pursuant to Government Code Sections 65912.120, et seq. that are subject to this ordinance would not qualify for the sixty-five (65) foot height limit under Government Code Section 65912.123(c)(4); and
WHEREAS, objective design standards provide clear, measurable, and predictable criteria for eligible multifamily and mixed-use housing development projects subject to streamlining by State laws, including AB 2011 and SB 6, ensuring high quality design while expediting the review process by eliminating subjective discretionary review; and WHEREAS, the City has developed objective design standards applicable to the Downtown Encinitas Specific Plan and North 101 Corridor Specific Plan for multifamily and mixeduse housing development projects, including projects eligible for AB 2011 or SB 6, furthering the City's adopted land use policies and urban design objectives; and WHEREAS, the objective design standards would amend the Downtown Encinitas Specific Plan and North 101 Corridor Specific Plan to implement requirements of State law and incorporate objective design standards in a manner that advances the goals and policies of the City’s General Plan; and
WHEREAS, on April 16, 2026, the Planning Commission conducted a public meeting for the purpose of considering a recommendation to the City Council to add Chapter 30.21 Residential in Commercial Zones Pursuant to State Law to the Encinitas Municipal Code and minor amendments to reference and incorporate the objective design standards as Chapter 12, Appendix in the Downtown Encinitas Specific Plan and as Chapter 11, Appendix in the North 101 Corridor Specific Plan. The Planning Commission unanimously adopted Planning Commission Resolution No. 2026-14 with the following thirteen modifications to the objective design standards for both Specific Plans:
1) Modify ODS 1.4.2.B, Request for Administrative Exceptions, to increase the maximum allowed percentage that a numerical objective design standard can deviate from 10 percent to 15 percent; and
2) Modify ODS 2.2.2.D, Front Yards, to remove fences and walls from being allowed within the front yard setback; and
3) Add ODS 2.2.3, to add a new regulation that allows for fences and walls to be permitted within the front yard setback of a mixed-use site, only if the commercial use is required to provide a fence or wall for alcohol sales per the California Department of Alcohol Beverage Control (ABC) licensing requirements; and
4) Modify Figure 2-3, to call out the stories of the building to further clarify the regulation; and 5) Modify ODS 3.6.4.A, Natural Materials, to remove brick from the list of materials that cannot be painted; and
6) Modify ODS 3.6.4.E, Natural Materials, to remove wood cladding from the list of materials that cannot be painted; and
7) Modify ODS 4.1.2, Common Open Space, to decrease the minimum required common open space from 200 square feet per unit to 50 square feet per unit; and 2026-08-26 Item #10D Page 11 of 231
8) Modify ODS 4.1.3, Private Outdoor Amenity Space, to decrease the minimum required private outdoor amenity space from 100 square feet per unit to 50 square feet per unit; and
9) Modify ODS 4.1.4, Combined Amenity Space and Open Space, to decrease the combined amenity space and open space from 300 square feet per unit to 100 square feet per unit; and
10) Add a standard to 4.2, Common Open Space, to allow common open space in its entirety to be counted towards the required site landscaping area requirements; and 11) Modify ODS 4.2.8, Common Open Space, to remove that the required common open space area shall be located on the ground level; and
12) Modify ODS 5.1.5, Site Landscaping, to add language that further clarifies that the 30 trees per net acre requirement is required for the entire project site and not just of the landscaping area; and
13) Remove ODS 5.3.7, Walls and Fencing, that regulates freestanding walls and fences in the front yard setback; and
WHEREAS, on August 12, 2026, the City Council held a public hearing and unanimously voted to introduce Ordinance 2026-10, with modifications to remove four out of the 13 Planning Commissions suggested modifications (Numbers: 7, 8, 9, 10) to the objective design standards; and
WHEREAS, the City Council conducted public hearings on August 12, 2026, and August 26, 2026, for the purpose of considering the proposed amendments to the Encinitas Municipal Code and Local Coastal Program; and
WHEREAS, the City Council has duly considered the totality of the record, and all evidence submitted into the record, including public testimony and the evaluation and recommendations by staff and Planning Commission, presented at said hearings; and WHEREAS, the proposed amendments to Title 30 (Zoning) which are components of the City’s LCP; therefore, the LCP is also proposed to be amended; and WHEREAS, a Public Notice of Availability of proposed Local Coastal Program Amendments (LCPA) was issued which opened a six-week public review period from April 9, 2026 through May 21, 2026; and
WHEREAS, based on the totality of the record and evidence described and referenced in this Ordinance, the City Council finds that the proposed text amendments are consistent with the purposes of the General Plan, Municipal Code, Specific Plans, and adopted Local Coastal Program; and
NOW, THEREFORE, the City Council of the City of Encinitas, California, hereby ordains as follows:
SECTION ONE:
That Encinitas Municipal Code Chapter 30.21 – Residential in Commercial Zones Pursuant to State Law of Title 30 (Zoning) is hereby added as shown in Exhibit A to this Ordinance.
SECTION TWO:
That the Downtown Encinitas Specific Plan is hereby amended as shown in Exhibit B to this Ordinance to reference and incorporate objective design standards that will be applicable to all multifamily and mixed-use development projects for the specific plan areas. 2026-08-26 Item #10D Page 12 of 231
SECTION THREE:
That the North 101 Corridor Specific Plan is hereby amended as shown in Exhibit C to this Ordinance to reference and incorporate objective design standards that will be applicable to all multifamily and mixed-use development projects for the specific plan areas.
SECTION FOUR: ENVIRONMENTAL COMPLIANCE.
The action being considered by the City Council is exempt from the California Environmental Quality Act (CEQA) because the amended Ordinance is intended to implement Senate Bill 6 and Assembly Bill 2011 and is not considered a “project” under Division 13 (commencing with Section 21000) of the Public Resources Code, as provided in Government Code Section 65852.24(h), Government Code Section 65912.114(r) and Government Code Section 65912.124(r). Additionally, the amendments to the Downtown Encinitas Specific Plan and the North 101 Corridor Specific Plan, which reference and incorporate the objective design standards as an appendix, are exempt pursuant to CEQA Guidelines Section 15061(b)(3). This exemption applies because it can be seen with certainty that the adoption of these amendments will not result in a significant effect on the environment. All projects for which the objective design standards would apply would undergo separate CEQA review and approval.
SECTION FIVE: CONSISTENCY.
Any provision of the Encinitas Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to affect the provisions of this Ordinance.
SECTION SIX: SEVERABILITY.
If any chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion of this Ordinance, or the application thereof to any person, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance or its application to other persons. The City Council hereby declares that it would have adopted this Ordinance and each chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, phrases, or portions of the application thereof to any person, be declared invalid or unconstitutional.
SECTION SEVEN: EFFECTIVE DATE.
This Ordinance shall take effect the later of (1) thirty (30) days after its passage or (2) following certification by the California Coastal Commission as being consistent with the Local Coastal Program for the City of Encinitas and the California Coastal Act. The City Clerk of the City of Encinitas is hereby authorized to use summary publication procedures pursuant to Government Code Section 36933 utilizing the Coast News, a newspaper of general circulation published in the City of Encinitas.
The City Clerk is directed to prepare and have published a summary of the Ordinance no less than five days prior to consideration of its adoption, and again within 15 days following adoption, indicating the votes cast.
This Ordinance was introduced at a regular meeting of the City Council held on August 12, 2026. 2026-08-26 Item #10D Page 13 of 231
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council held on the 26th day of August, 2026.
______________________________
Bruce Ehlers, Mayor
ATTEST:
______________________________________
Peter Weichers, City Clerk
APPROVED AS TO FORM
______________________________________
Ajit Thind, City Attorney
CERTIFICATION: I, Peter Weichers, City Clerk of the City of Encinitas, California, do hereby certify under penalty of perjury that the foregoing ordinance was duly and regularly introduced at a meeting of the City Council on the 12th day of August, 2026 and that thereafter the said ordinance was duly and regularly adopted at a meeting of the City Council on the 26th day of August, 2026 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Encinitas, California, this 26th day of August, 2026
_____________________________________
Peter Weichers, City Clerk
2026-08-26 Item #10D Page 14 of 231
1 EXHIBIT “A”
Chapter 30.21
RESIDENTIAL IN COMMERCIAL ZONES PURSUANT TO STATE LAW.
Sections
30.21.010 Purpose.
30.21.020 Conflicting Standards.
30.21.030 Definitions.
30.21.040 Permitted Zones.
30.21.050 Objective Design Standards Applicable to Housing Development Projects.
30.21.100 “SB 6” Housing Development Projects under Government Code Section 65852.24.
30.21.110 “SB 6” Qualifying Criteria.
30.21.120 “SB 6” Development Standards.
30.21.130 “SB 6” Application Procedures.
30.21.200 “AB 2011 Mixed-Income” Housing Development Projects under Government Code Sections 65912.120, et seq.
30.21.210 “AB 2011 Mixed-Income” Qualifying Criteria.
30.21.220 “AB 2011 Mixed-Income” Development Standards.
30.21.300 “AB 2011 100-Percent Affordable” Housing Development Projects under Government Code Sections 65912.110, et seq.
30.21.310 “AB 2011 100-Percent Affordable” Qualifying Criteria.
30.21.320 “AB 2011 100-Percent Affordable” Development Standards.
30.21.400 “AB 2011 Mixed-Income” and “AB 2011 100-Percent Affordable” Application Procedures.
2026-08-26 Item #10D Page 15 of 231
2 30.21.010. Purpose.
The purpose of this Chapter is to establish qualifying criteria, development standards, objective design standards, and application procedures for eligible Senate Bill 6 “SB 6” (Middle Class Housing Act of 2022) and Assembly Bill 2011 “AB 2011” (Affordable Housing and High Road Jobs Act of 2022) housing development projects in zones where office, parking, and/or retail are a principally permitted use, to implement the provisions of Government Code Section 65852.24 and Sections 65912.100, et seq., to facilitate the development of new residential housing consistent with State housing law, and ensure sound standards for public health and safety. The City Council enacts this ordinance under the authority granted to cities by Article XI, Section 7 of the California Constitution and Government Code Section 65852.24 and Sections 65912.100, et seq, and as amended.
30.21.020. Conflicting Standards.
The requirements of Government Code Section 65852.24 and Sections 65912.100, et seq., and any amendments thereto, shall prevail over any conflicting provision of this Chapter.
30.21.030. Definitions.
For purposes of this Chapter, the following definitions, including definitions from Government Code Section 65852.24 and Sections 65912.100, et seq. shall apply:
“Abut” shall mean to share a common property line, including where parcels touch consistent with Encinitas Municipal Code (EMC) Section 30.040.010, Definitions. “Affordable housing cost” shall have the same meaning as set forth in California Health & Safety Code Section 50052.5.
“Affordable rent” shall have the same meaning as set forth in California Health & Safety Code Section 50053, except where specified in Government Code 65912.112(a) that the affordable rent for the rental units in a housing development project shall be set in an amount consistent with the rent limits established by the California Tax Credit Allocation Committee. “Base units” shall mean the total number of dwelling units in the housing development project, excluding housing units added by a State law density bonus as set forth in EMC Section 30.16.020(C), Density Bonus Regulations; and base units shall include a dwelling unit designated to meet the requirements of EMC Section 30.41.050, Inclusionary Housing Requirements. “Block” shall mean an area fully surrounded by streets, pedestrian paths, or a combination of streets and pedestrian paths that are each at least forty (40) feet in width, as defined in Government Code Section 65912.123(d)(4).
“Closest zone” or “closest parcel” shall mean the nearest zone or parcel to the site as measured between the two closest points from property line to property line. The distance shall be measured between property lines and shall be measured horizontally in a straight line between the two closest points of the property lines, without regard to topography or structures that would interfere with a straight-line measurement.
“Commercial corridor” shall mean a street, that is not a freeway, with a minimum public right-of-way width of at least seventy (70) feet but not greater than one hundred fifty (150) feet. “Common ownership and control” shall mean property owned or controlled by the same person, persons, or entity, or by separate entities in which any shareholder, partner, member, or family member of an investor of the entity owns ten percent (10%) or more of the interest in the property. 2026-08-26 Item #10D Page 16 of 231
3 “Council” shall mean the City Council of the City of Encinitas, as defined in EMC Section 2.20.015. “Dedicated to industrial use” shall mean any of the following: (i) square footage of the site is currently being used for industrial uses; (ii) the most recently permitted use of the square footage of the site is an industrial use and additionally for projects that are utilizing Government Code Sections 65912.100, et seq., the site has been occupied within the past three years from the date of application; or (iii) site was designated for industrial use in the City’s latest general plan adopted before January 1, 2022 and additionally for projects that are utilizing Government Code Sections 65912.100, et seq., residential uses are not principally permitted on the site. For the purposes of this definition, permitted use means that the City has issued discretionary or ministerial permits to allow the industrial use of the site. “Density” shall mean the total number of dwelling units permitted on a net acre of land, as defined in EMC Section 30.04.010, Definitions. In determining the maximum number of dwelling units allowed for a property, multiply net acreage by the maximum density. Any fraction of a dwelling unit shall be rounded up to the next whole unit, as established in EMC Section 30.16.010(B)(1). For properties developing in conformance with the provisions of the R-30 Overlay, private access roads, parking lots, driveways, and drive aisles are not deducted from gross acreage, as established in EMC Section
30.16.010(B)(2).
“Development proponent” shall mean a developer who submits a housing development project application to a local government under the review processes pursuant to this Chapter. “Director” shall mean the Director of Development Services, or designee, of the City of Encinitas, as defined in EMC Section 2.28.090.
“Freeway” shall mean the right-of-way occupied by a highway in respect to which the owners of lands that abut have no right or easement of access to or from their lands or in respect to which such owners have only limited or restricted right or easement of access, as defined in Section 332 of the Vehicle Code, except it does not include the portion of a freeway that is an on ramp or off ramp that serves as a connector between the freeway and other roadways that are not freeways. “Gross area” shall mean the total horizontal area within the lot lines of a lot or parcel of land before public or private streets, easements or other areas to be dedicated or reserved for public use are deducted from such lot or parcel, as defined in EMC Section 30.04.010, Definitions. “Housing development project” shall have the following meanings:
1. An “AB 2011” housing development project proposed pursuant to the provisions of Government Code Sections 65912.100, et seq., is a project consisting of any of the following uses: (i) residential uses only; (ii) mixed-use developments consisting of residential and nonresidential uses where at least two-thirds (2/3) of the square footage is designated for residential use; or (iii) any other residential use pursuant to Government Code Sections 65912.100, et seq.
2. A “SB 6” housing development project proposed pursuant to the provisions of Government Code Section 65852.24, is a project consisting of any of the following uses: (i) a project with residential units only; or (ii) a mixed-use development consisting of residential and nonresidential retail commercial or office uses, where at least fifty percent (50%) of the square footage of the new construction associated with the project is designated for residential use and none of the square footage is designated for hotel, motel, bed and breakfast inn, or other transient lodging use, except for a residential hotel.
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4 “Industrial use” shall mean utilities, manufacturing, transportation station and maintenance facilities, and warehousing use. Industrial use does not mean power substations or utility conveyance such as power lines, broadband wires, and pipes.
“Lower income household” shall have the same meaning as set forth in California Health & Safety Code Section 50079.5.
“Major transit stop” shall mean a site containing any of the following: (i) an existing rail or bus rapid transit station; (ii) a ferry terminal served by either a bus or rail transit service; (iii) the intersection of two or more major bus routes with a frequency of service interval of twenty minutes or less during the morning and afternoon peak commute periods; or (iv) any major transit stops included in the SANDAG Regional Plan.
“Minimum efficiency reporting value (MERV)” shall mean the measurement scale developed by the American Society of Heating, Refrigerating and Air-Conditioning Engineers used to report the effectiveness of air filters.
“Moderate income household” shall have the same meaning as set forth in California Health & Safety Code Section 50093.
“Multifamily” shall mean a property with five (5) or more housing units for sale or for rent. “Net acreage” for the purposes of calculating density, shall mean the slope adjusted unconstrained gross acreage within the subject property. Constrained acreage shall include flood plains, beaches, permanent bodies of water, significant wetlands, major power transmission easements, railroad track beds, existing and future right-of-way and easements for public streets/roads, and the area contained within the panhandle portion of a panhandle lot in a zone where the minimum required lot size is 10,000 square feet or less. Private access roads, parking lots, driveways, and drive aisles are not deducted from gross acreage.
“Planning Commission” shall mean the Planning Commission of the City of Encinitas, as defined in EMC Chapter 2.34.
“Principally permitted use” shall mean a use that may occupy more than one-third (1/3) of the square footage of the designated use on the site and does not require a conditional use permit, except that parking uses are considered principally permitted whether or not they require a conditional use permit, as defined in Government Code Section 65912.101. Principally permitted uses are established in Section 30.21.040, of this Chapter. Principally permitted use shall have the same meaning regardless of whether the residential development is proposed pursuant to the provisions of Government Code Section 65852.24 or Sections 65912.100, et seq.
“Regional mall” shall mean a site that meets all the following criteria on the date that a development proponent submits an application pursuant to this Chapter: (i) includes at least 250,000 square feet of retail use; (ii) at least two-thirds (2/3) of the permitted uses on the site are retail uses; (iii) at least two of the permitted retail uses on the site are at least 10,000 square feet pursuant to the provisions of subdivision (r) of Government Code Section 65912.101.
“Residential hotel” shall have the same meaning as defined in California Health & Safety Code Section 50519, and shall mean any building containing six or more guestrooms or efficiency units, intended or designed to be used, or which are used, rented, or hired out, to be occupied, or which are occupied, for sleeping purposes by guests, which is also the primary residence of those guests, but does not mean any building containing six or more guestrooms or efficiency units, as defined by California 2026-08-26 Item #10D Page 18 of 231
5 Health & Safety Code Section 17958.1, which is primarily used by transient guests who do not occupy that building as their primary residence.
“SANDAG Regional Plan” shall mean the most recent version of the Regional Plan, as adopted or amended by the Board of Directors of the San Diego Association of Governments. “Site” shall mean the parcel(s) on which the housing development project is located or situated on and adjoining parcels in common ownership or control on which a housing development project is proposed.
“Street” shall have the same meaning as defined in Section 590 of the California Vehicle Code, and includes sidewalks, as defined in Section 555 of the Vehicle Code. “Urban uses” shall mean any current or former residential, commercial, public institutional, public park that is surrounded by other urban uses, parking lot or structure, transit or transportation passenger facility, or retail use, or any combination thereof. “Very low-income household” shall have the same meaning as defined in California Health & Safety Code Section 50105.
“Very low vehicle travel area” shall mean an urbanized area, as designated by the United States Census Bureau, where the existing residential development generates vehicle miles traveled per capita that is below eighty-five percent (85%) of city vehicle miles traveled per capita, as defined in the City of Encinitas SB 743 Vehicle Miles Traveled (VMT) Analysis Guidelines.
30.21.040. Permitted Zones.
A “SB 6” or “AB 2011” housing development project submitted pursuant to this Chapter shall be considered a permitted use in any of the following zones where office, retail and/or parking are a principally permitted use:
A. Commercial Zones. The following commercial zones established in EMC Chapter 30.08, Zones, and as shown in EMC Section 30.09.010, Zoning Use Matrix, including:
1. Office Professional (OP),
2. Limited Local Commercial (L-LC),
3. Local Commercial (LC),
4. General Commercial (GC),
5. Limited Visitor Serving Commercial (L-VSC), and
6. Visitor Serving Commercial (VSC).
B. Public/Semi-Public Zone. The following public/semi-public zone established in EMC Chapter 30.08, Zones, and as shown in EMC Section 30.09.010, Zoning Use Matrix, includes:
1. Public/Semi-Public (P/SP).
C. Downtown Encinitas Specific Plan Zones. The following zones identified as separate zones designated in the Downtown Encinitas Specific Plan, as referenced in EMC Chapter
30.84, Specific Plans, including:
1. Commercial Mixed – First Street (D-CM-1),
2026-08-26 Item #10D Page 19 of 231
6 2. Commercial Mixed – Second Street (D-CM-2),
3. Visitor Commercial Mixed (D-VCM),
4. Office Mixed (D-OM),
5. Office Professional (D-OP),
6. Visitor-Serving Commercial (D-VSC),
7. Civic Center (D-CC),
8. Transportation Center (D-TC), and
9. Public/Semi-public (D-P/SP).
D. North 101 Corridor Specific Plan Zones. The following zones identified as separate zones designated in the North 101 Corridor Specific Plan, as referenced in EMC Chapter 30.84, Specific Plans, including:
1. Commercial Mixed 1 (N-CM-1),
2. Commercial Mixed 2 (N-CM-2),
3. Commercial Mixed 3 (N-CM-3),
4. Commercial Residential Mixed 1 (N-CRM-1),
5. Commercial Residential Mixed 2 (N-CRM-2),
6. Visitor-Serving Commercial (N-VSC),
7. Limited Visitor-Serving Commercial (N-L-VSC),
8. Public/Semi-public (N-P/SP), and
9. Transportation Center (N-TC).
E. El Camino Real Specific Plan Zones. The following zones identified as separate zones designated in the El Camino Real Specific Plan, as referenced in EMC Chapter 30.84, Specific Plans, including:
1. General Commercial (GC),
2. Public/Semi-Public (P/SP), and
3. Office Professional (OP).
F. Encinitas Ranch Specific Plan Zones. The following zones identified as separate zones designated in the Encinitas Ranch Specific Plan, as referenced in EMC Chapter 30.84, Specific Plans, including:
1. Multifamily Residential (ER-R-30),
2. Mixed Use 1 (ER-MU1),
3. Mixed Use 2 (ER-MU2),
2026-08-26 Item #10D Page 20 of 231
7 4. Commercial (ER-C), and
5. Public/Semi-public (ER-P/SP).
G. Cardiff-by-the-Sea Specific Plan Zones. The following zones identified as separate zones designated in the Cardiff-by-the-Sea Specific Plan, as referenced in EMC Chapter 30.84, Specific Plans, including:
1. Office Professional (C-OP),
2. General Commercial 1 (C-GC-1), and
3. General Commercial 2 (C-GC-2).
H. Home Depot Specific Plan Zone. The following zone is identified as a separate zone designated in the Home Depot Specific Plan, as referenced in EMC Chapter 30.84, Specific Plans, includes:
1. Planning Area 4 – Commercial – Light Industrial.
I. Other Zones. The Director, or designee, may determine that a housing development project may be a permitted use in any other zone not specifically identified in this Section, and may be eligible for the provisions of this Chapter, if the Director, or designee, determines that office, retail and/or parking are a principally permitted use within the zone, pursuant to EMC Section 30.01.030, Determination of Allowable Use.
30.21.050. Objective Design Standards Applicable to Housing Development Projects.
A housing development project pursuant to this Chapter shall be subject to the objective design standards as described in this Section, unless the objective standards preclude a development from being built at the residential density required pursuant to Sections 30.21.120, 30.21.220, and 30.21.320 of this Chapter and for Section 30.21.220 a development shall not require the development to reduce unit size to meet the objective standards.
A. The “City of Encinitas Design Standards and Guidelines” shall apply to housing development projects located in:
1. Any commercial zones or public/semi-public zones, as identified in Section 30.21.040 (A) and (B) of this Chapter.
2. Any eligible zones in the Encinitas Ranch Specific Plan, as identified in Section 30.21.040 (F) of this Chapter.
3. Any eligible zones in the Cardiff-by-the-Sea Specific Plan, as identified in Section
30.21.040 (G) of this Chapter.
4. Any eligible zones in the Home Depot Specific Plan, as identified in Section 30.21.040 (H) of this Chapter.
5. Any other zones where a housing development project is proposed that the Director, or designee, has determined are eligible pursuant to Section 30.21.040 (I) of this Chapter.
B. The “Downtown Encinitas Specific Plan Multifamily and Mixed-Use Objective Design Standards (DESP ODS)” shall apply to housing development projects located in eligible 2026-08-26 Item #10D Page 21 of 231
8 Downtown Encinitas Specific Plan Zones, as identified in Section 30.21.040 (C) of this Chapter.
C. The “North 101 Corridor Specific Plan Multifamily and Mixed-Use Objective Design Standards (N101 Corridor ODS)” shall apply to housing development projects located in eligible North 101 Corridor Specific Plan Zones, as identified in Section 30.21.040 (D) of this Chapter.
D. The objective design standards included in the El Camino Real Specific Plan shall apply to housing development projects located in eligible El Camino Real Specific Plan Zones, as identified in Section 30.21.040 (E) of this Chapter.
30.21.100. “SB 6” Housing Development Projects under Government Code Section 65852.24.
“SB 6” housing development projects eligible for this Section shall meet the applicable requirements set forth in this Chapter, including those in Section 30.21.110, “SB 6” Qualifying Criteria; Section
30.21.120, “SB 6” Development Standards; Section 30.21.130, “SB 6” Application Procedures; as well as Government Code Section 65852.24.
30.21.110. “SB 6” Qualifying Criteria.
A “SB 6” housing development project shall meet all of the following requirements, as they exist on the date that the development proponent submits an application pursuant to this Chapter:
A. The “SB 6” housing development project is proposed within one of the zones in Section
30.21.040 of this Chapter.
B. The “SB 6” housing development project is not proposed on a site that is larger than twenty (20) acres, unless the site is a regional mall, then the site shall not be greater than one hundred (100) acres.
C. The “SB 6” housing development project is not proposed on or adjoining a site where more than one-third (1/3) of the square footage is dedicated to industrial use. For purposes of this subsection, parcels only separated by a street or highway shall be considered to be adjoined.
D. The “SB 6” housing development project is consistent with the Sustainable Communities Strategy of the SANDAG Regional Plan, as determined by the Director, or designee.
30.21.120. “SB 6” Development Standards.
A “SB 6” housing development project under Government Code Section 65852.24 shall comply with all of the following requirements:
A. Required Density. The “SB 6” housing development project shall propose a residential density that meets or exceeds a density of thirty (30) dwelling units per acre.
B. Development Standards. The “SB 6” housing development project shall be subject to all applicable objective zoning and subdivision standards, including parking standards, pursuant to EMC Section 30.16.010(E), Residential 30 Overlay Zone (R-30 Overlay).
C. Design Standards. The “SB 6” housing development project shall comply with all the applicable objective design standards, as described in Section 30.21.050 of this Chapter. 2026-08-26 Item #10D Page 22 of 231
9 D. Affordable Housing Requirements. The “SB 6” housing development project shall comply with the affordable housing requirements in EMC Section 30.41, Affordable Housing, and the following:
1. Notwithstanding the foregoing, if a “SB 6” housing development project is proposed to utilize the provisions of both Government Code Section 65852.24 (“SB 6”) and Government Code Section 65913.4 (“SB 423”), the “SB 6” housing development project shall comply with the affordable housing requirements set forth in Government Code Section 65913.4 (“SB 423”).
E. Labor Requirements. The development proponent for the “SB 6” housing development project shall comply with all applicable requirements, such as, but not limited to, prevailing wage and skilled and trained workforce, of paragraphs 8 and 9 of subdivision (b) of Government Code Section 65852.24.
1. The development proponent shall submit a signed affidavit to the Director, or designee, attesting to compliance with these requirements, as a condition of project approval.
2. If the project is found to be in violation of these requirements, the Director, or designee, may suspend building permits, withhold certificates of occupancy, and halt all administrative processing of related entitlements until the violation is resolved or appealed.
Any violations of this Chapter are also subject to code enforcement pursuant to EMC Chapter 1.08, Enforcement of Provisions of Municipal Code.
F. No Short-Term Rentals. The development proponent for the “SB 6” housing development project shall record a restrictive covenant and agreement in a form prescribed by the City Attorney, which shall run with the land and provide for a requirement that any dwelling units on the property shall be rented or leased for a period longer than thirty (30) days, pursuant to subdivision (d) of Government Code Section 65852.24. The Director, or designee, is authorized to enter into the covenant and agreement on behalf of the City and to deliver any approvals or consents required by the covenant. The City may conduct annual monitoring to ensure compliance with the covenant and agreement.
G. Commercial Tenant Notice and Relocation Assistance Requirements. If the “SB 6” housing development project is proposed on a site where there is one or more commercial tenant(s) occupying the site at the time an application is submitted for the “SB 6” housing development project, the development proponent shall comply with all applicable requirements of subdivision (c) of Government Code Section 65852.24.
30.21.130. “SB 6” Application Procedures.
A. Application Requirements. An application for an “SB 6” housing development project shall include all the required plans, forms, supplemental materials, and required fees as specified in the City’s application checklists, including, but not limited to, the following:
1. “SB 6” Requirements. A development proponent shall be required to submit an application for a “SB 6” housing development project in a form prescribed by the Director, or designee, to demonstrate compliance with Government Code Section 65852.24.
2. Design Review Requirements. Prior to building permit issuance for any “SB 6” housing development project, the applicant shall obtain Design Review approval in accordance with EMC Chapter 23.08, Design Review. As part of the Design Review process, the 2026-08-26 Item #10D Page 23 of 231
10 applicant shall submit an application in a form prescribed by the Director, or designee, including, but not limited to plans, maps, and visual displays in sufficient detail to demonstrate compliance with all applicable regulations, design standards, and policies.
3. Subdivision Requirements. If the “SB 6” housing development project includes a subdivision of land, the subdivision shall be processed in accordance with EMC Title 24, Subdivisions, and all applicable provisions of the State’s Subdivision Map Act, Government Code Section 66410 et seq. The development proponent shall submit any associated subdivision application supplement documents.
4. Coastal Development Permit Requirements. If the “SB 6” housing development project is located in the Coastal Zone, then the applicant shall obtain a coastal development permit pursuant to EMC Chapter 30.80, Coastal Development Permit. a. Housing development projects developed pursuant to this Section do not alter or lessen the applicability of the California Coastal Act of 1976 (Division 20 (commending with Section 30000) of the Public Resources Code).
5. Other Required Permits. Any other permits required pursuant to the EMC shall conform with the requirements and findings of that EMC section and submit any associated application supplement documents.
6. Affordable Housing Plan. An affordable housing plan shall be required with the submittal of an application for the “SB 6” housing development project. The affordable housing plan shall be in compliance with EMC Section 30.41.090.A, Affordable Housing Plan.
a. Affordable Housing Agreement. An affordable housing agreement shall be recorded with the San Diego County Assessor’s Office prior to building permit issuance that is in compliance with EMC Section 30.41.090.B, Affordable Housing Agreement.
B. Eligibility and Limitations for “SB 6” Housing Development Projects Utilizing Streamlining Provisions of Government Code Section 65913.4. If a “SB 6” housing development project is proposed pursuant to Government Code Section 65852.24(g), utilizing the provisions of both Government Code Section 65852.24 (“SB 6”) and Government Code Section 65913.4 (“SB 423”), the “SB 6” housing development project shall be exempt from discretionary review as well as the provisions of the California Environmental Quality Act (CEQA), provided it meets the following:
1. Eligibility. The “SB 6” housing development project shall demonstrate that it meets the qualifying criteria in Section 30.21.110 of this Chapter and Government Code Section 65913.4.
2. Ineligibility. Notwithstanding Government Code Section 65913.4, a “SB 6” housing development project shall not be eligible for streamlining pursuant to Government Code Section 65913.4 if the “SB 6” housing development project is proposed on either:
a. The site has previously been developed pursuant to Government Code Section 65913.4 with a project of 10 units or fewer.
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11 b. A site where the developer of the “SB 6” housing development project or any person acting in concert with the developer has previously proposed a project pursuant to Government Code Section 65913.4 of 10 units or fewer on the same or an adjacent site.
3. Supplemental Application. The development proponent shall submit an “SB 423” application in a form prescribed by the Director, or designee, to demonstrate eligibility and file a notice of intent to request streamlining pursuant to Government Code Section 65913.4.
C. “SB 6” Housing Development Projects Utilizing Provisions of Government Code Section 65915. To request any density bonus, incentives, concessions, waivers or parking reductions pursuant to Government Code Section 65915 and EMC Section 30.16.020(C), Density Bonus Regulations, the “SB 6” housing development project shall submit a density bonus report demonstrating compliance with all applicable requirements.
D. Application Processing and Review. An application for a “SB 6” housing development project proposed pursuant to the provisions of Government Code Section 65852.24 and Sections 30.21.100 through 30.21.120 of this Chapter shall be reviewed by the Planning Commission, except as provided below, and shall be approved if all the criteria in this Chapter are met.
1. The “SB 6” housing development project shall be processed, reviewed, and issued a final determination in accordance with the procedures set forth in the following municipal code sections, including, but not limited to: EMC Chapter 23.08, Design Review; EMC Title 24, Subdivisions; EMC Chapter 30.80, Coastal Development Permit, except:
a. If the “SB 6” housing development project proposes to utilize the provisions of Subsection (B) of this Section, the development application shall be processed as a ministerial action in accordance with Government Code Section 65913.4 and acted upon by the approval body with authority to approve the development within the timelines prescribed by Government Code Section 65913.4.
E. Notice. When public noticing is required by the provisions of this Chapter, a notice shall be made in accordance with EMC Section 30.01.070, Noticed, Public Hearings, and the housing development project shall comply with any public notice, comment, hearing, or other procedures of the applicable zoning designation.
F. Appeals. A final determination by the Director, or Designee, or the Planning Commission under the authority of this Chapter may be appealed to the City Council in accordance with the procedures specified in EMC Chapter 1.12, Appeals.
30.21.200. “AB 2011 Mixed-Income” Housing Development Projects under Government Code Sections 65912.120, et seq.
“AB 2011 Mixed-Income” housing development projects eligible for this Section shall meet the applicable requirements set forth in this Chapter, including those in Section 30.21.210, “AB 2011 Mixed-Income” Qualifying Criteria; Section 30.21.220, “AB 2011 Mixed-Income” Development Standards; and Section 30.21.400, “AB 2011 Mixed-Income” and “AB 2011 100-Percent Affordable” Application Procedures; as well as Government Code Sections 65912.120, et seq., as amended. 2026-08-26 Item #10D Page 25 of 231
12 30.21.210. “AB 2011 Mixed-Income” Qualifying Criteria.
The Director, or designee, shall determine if an “AB 2011 Mixed-Income” housing development project shall meet all of the following requirements, as they exist on the date that the development proponent submits an application pursuant to this Chapter:
A. The “AB 2011 Mixed-Income” housing development project is proposed within one of the zones in Section 30.21.040 of this Chapter.
B. The “AB 2011 Mixed-Income” housing development project is not proposed on a site that is larger than twenty (20) acres, except if the housing development project is proposed on a site that is a regional mall, then the site shall not be greater than one hundred (100) acres.
C. The “AB 2011 Mixed-Income” housing development project is proposed on a site that abuts a commercial corridor and has a frontage along the commercial corridor of a minimum of fifty (50) feet.
D. The “AB 2011 Mixed-Income” housing development project is proposed on a site where at least seventy-five percent (75%) of the perimeter of the site is adjoining parcels developed with urban uses. For the purposes of this subsection, parcels that are only separated by a street, pedestrian path, or bicycle path shall be considered adjoining.
E. The “AB 2011 Mixed-Income” housing development project is not proposed to be on or adjoining a site where more than one-third (1/3) of the square footage of the site is dedicated to industrial use. For purposes of this subsection, parcels only separated by a street shall be considered to be adjoined.
F. The “AB 2011 Mixed-Income” housing development project is proposed on a site that satisfies the requirements specified in paragraph (6) of subdivision (a) of Government Code Section 65913.4, exclusive of clause (iv) of subparagraph (A) of paragraph (6) of subdivision (a) of Government Code Section 65913.4.
G. The “AB 2011 Mixed-Income” housing development project is not proposed on a site that would require the demolition of any of the following:
1. Housing subject to recorded covenant, ordinance or law that restricts rents to levels affordable to moderate-, low-, or very low-income households;
2. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power;
3. Housing that has been occupied by tenants in the past ten (10) years, excluding any manager’s units; or
4. A historic structure that is listed on the National Register of Historic Places, California Register of Historic Places, or Encinitas Register of Historic Property.
H. The “AB 2011 Mixed-Income” housing development project is not proposed on a site that was previously used for permanent housing that was occupied by tenants, excluding any manager’s units, that was demolished within ten (10) years before the date that the “AB 2011 Mixed-Income” housing development project application was submitted.
I. The “AB 2011 Mixed-Income” housing development project is not proposed on a site that currently contains one (1) to four (4) dwelling units.
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13 J. The “AB 2011 Mixed-Income” housing development project is not proposed on a site that is currently or was previously governed by any of the following:
1. Mobilehome Residency Law (codified at California Civil Code Sections 798, et seq.);
2. Recreational Vehicle Park Occupancy Law (codified at California Civil Code Sections 799.20, et seq.);
3. Mobilehome Parks Act (codified at California Health & Safety Code Sections 18200, et seq.); or
4. Special Occupancy Parks Act (codified at California Health & Safety Code Sections 18860, et seq.).
K. An “AB 2011 Mixed-Income” housing development project shall not be proposed on a site that is vacant, if any the following are true at the time that the application is submitted:
1. Located on a site within a very high fire hazard severity zone, as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code or as designated pursuant to subdivisions (a) and (b) of Government Code Section 51179.
2. Located on a site that is zoned for housing but not for multifamily residential use.
3. Located on a site that contains tribal resources, as defined in California Public Resources Code Section 21074, that could be affected by the “AB 2011 Mixed-Income” housing development project that were found pursuant to a consultation as described in Public Resources Code Section 21080.3.1 and the effects of which cannot be mitigated pursuant to the process in Public Resources Code Section 21080.3.2.
30.21.220. “AB 2011 Mixed-Income” Development Standards.
An “AB 2011 Mixed-Income” housing development project under Government Code Sections 65912.120, et seq., as amended, shall comply with all the following:
A. Multifamily Residential Development. The “AB 2011 Mixed-Income” housing development project must propose to construct at least five (5) residential dwelling units.
B. Maximum Allowable Density. The maximum allowable residential density on a site which the “AB 2011 Mixed-Income” housing development project is proposed shall be established as follows:
1. “Maximum allowed residential density” shall be defined pursuant to Government Code Section 65915(o)(6).
2. The residential density shall be calculated as the total number of dwelling units per acre and prior to applying any density bonus, in accordance with EMC Section 30.16.020 (C), Density Bonus Regulations.
3. The maximum allowable density shall be determined based on the site size, as specified in Table 1, Maximum Allowable Density.
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14 Table 1: Maximum Allowable Density.
SITE SIZE MAXIMUM ALLOWABLE
DENSITY
Site less than one (1) acre. 30 dwelling units/ acre.
Site one (1) acre or greater and
commercial corridor right-of-way
less than 100 feet in width.
40 dwelling units/ acre.
Site one (1) acre or greater and
commercial corridor right-of-way of
100 feet in width or greater.
60 dwelling units/ acre.
Site within a very low vehicle travel
area or within one-half mile of a
major transit stop, as defined in
Section, 30.21.030 of this Chapter.
80 dwelling units/ acre.
C. Minimum Required Density. A proposed “AB 2011 Mixed-Income” housing development project shall meet the following minimum density requirements, as applicable:
1. Determined Consistent Before January 1, 2027. If the “AB 2011 Mixed-Income” housing development project is determined to be consistent with objective planning standards before January 1, 2027, the “AB 2011 Mixed-Income” housing development project shall be developed to meet the minimum required density as follows:
a. Fifty percent (50%) or greater of the applicable maximum allowable residential density pursuant to Section 30.21.220(B) of this Chapter.
b. If the site is within one-half (½) mile of an existing passenger rail or bus rapid transit station, seventy-five percent (75%) or greater of the applicable maximum allowable residential density pursuant to Section 30.21.220(B) of this Chapter.
2. Determined Consistent On or After January 1, 2027. If the “AB 2011 Mixed-Income” housing development project is determined to be consistent with objective planning standards on or after January 1, 2027, the “AB 2011 Mixed-Income” housing development project shall be developed at a density that is seventy-five percent (75%) or greater of the allowable maximum allowable residential density, pursuant to Section 30.21.220(B) of this Chapter, regardless of location.
D. Density Exemption for Conversions of Existing Buildings. If the “AB 2011 MixedIncome” housing development project is proposing to convert an existing building into residential use, it is not subject to any density limitations, except if the housing development project proposes more than twenty percent (20%) additional new square footage then the housing development project shall be subject to the density limitation in Section
30.21.220(C)(1) and (2) of this Chapter.
E. Height Requirements. The height for an “AB 2011 Mixed-Income” housing development project shall not exceed the following:
1. For a site on a commercial corridor of less than 100 feet in width, the maximum height shall be no greater than thirty-five (35) feet.
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15 2. For a site on a commercial corridor equal to or greater than 100 feet in width, the maximum height shall be no greater than forty-five (45) feet.
F. Setback and Stepback Requirements. The “AB 2011 Mixed-Income” housing development project shall meet the following setbacks:
1. For the portion of the site that fronts a commercial corridor the following shall occur:
a. The ground floor of any building shall be set back ten (10) feet or less from the property line along the commercial corridor for at least eighty percent (80%) of the frontage. No setback shall be required for the remaining twenty percent (20%) of the frontage.
b. All aboveground parking must be set back at least twenty-five (25) feet from the property line along the commercial corridor.
2. For the portion of the site that abuts a property that also abuts the same commercial corridor, no setbacks shall be required unless that property contains a residential use that was constructed prior to September 28, 2022, in which case the requirements of Section
30.21.220(F)(3) below shall apply.
3. For the portion of the property line that does not abut or lie within a commercial corridor, or an adjoining property that also abuts the same commercial corridor as the site, property lines that abut a property that contains a residential use, the following shall occur:
a. The ground floor of the “AB 2011 Mixed-Income” housing development project shall be set back at ten (10) feet.
b. Starting with the second floor of the “AB 2011 Mixed-Income” housing development project, each subsequent floor shall be stepped back in an amount equal to seven (7) feet multiplied by the floor number. For the purposes of this paragraph, the ground floor is the first floor.
4. For the portion of the property line that does not abut or lie within a commercial corridor, or an adjoining property that also abuts the same commercial corridor as the site, the “AB 2011 Mixed-Income” housing development project shall be set back fifteen (15) feet along property lines that abut a property that does not contain a residential use.
G. Parking Requirements. No vehicle parking, including replacement parking, shall be required as part of the proposed “AB 2011 Mixed-Income” housing development project, except the housing development project shall comply with all the requirements for bicycle parking; electric vehicle supply equipment-installed parking spaces and parking spaces that are accessible to persons with disabilities pursuant to EMC Section 30.54, Off-street Parking and California Building Code that would have otherwise applied to the development if this article did not apply.
H. Other Development Standards. All other objective zoning, subdivision, and design standards applicable to the “AB 2011 Mixed-Income” housing development project shall be those for the closest zone that allows multifamily residential use at the residential density proposed by the project.
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16 1. If no zone exists that allows the residential density proposed by the project, the applicable objective standards shall be those of EMC Section 30.16.010(E), Residential 30 Overlay Zone (R-30 Overlay) and those in effect at the time the development application is submitted.
I. Design Standards. The “AB 2011 Mixed-Income” housing development project shall comply with all the applicable objective design standards, as described in Section 30.21.050 of this Chapter.
J. Ground Floor Retail Requirements. At least one-half (½) of the ground floor square footage of the “AB 2011 Mixed-Income” housing development project shall be dedicated to retail use as defined in EMC Chapter 30.09, Zoning Use Matrix and the listing of allowed land uses in individual specific plans, as referenced in EMC Chapter 30.84, Specific Plans, do not prohibit such uses or have restrictions that otherwise limit these uses. “AB 2011 MixedIncome” housing development project shall not use a concession to reduce this provision as prohibited pursuant to Government Code Section 65912.124(f)(1).
K. Open Space Requirements. If the “AB 2011 Mixed-Income” housing development project proposes to convert an existing nonresidential use to a residential use, the “AB 2011 MixedIncome” housing development project shall not be required to provide common open space beyond what is required for the existing project site.
L. Standards for “AB 2011 Mixed Income” Housing Development Projects on Regional Mall Sites. Any “AB 2011 Mixed-Income” housing development projects that are proposed within the boundaries of a regional mall shall meet all the following standards:
1. Block Size. The average size of a block within the “AB 2011 Mixed-Income” housing development project shall not exceed three (3) acres.
2. Building Frontage on New Streets. For the portion of the property that fronts a street that is newly created by the “AB 2011 Mixed-Income” housing development project and that is not a commercial corridor, buildings shall be ten (10) feet or less to the street for at least sixty percent (60%) of the frontage.
3. Open Space Requirements. Notwithstanding the requirements in Section 30.21.220(K) of this Chapter, at least five percent (5%) of the site shall be dedicated to open space.
M. Commercial Tenant Notice and Relocation Assistance Requirements. If the “AB 2011 Mixed-Income” housing development project is proposed on a site where there are commercial tenants at the time of submission of the application, the development proponent shall comply with all relocation assistance requirements pursuant to Government Code Section 65912.123(h).
N. Proximity to Freeway. For any housing units within the proposed “AB 2011 Mixed-Income” housing development project on the site that is located within five hundred (500) feet of a freeway, all of the following requirements shall apply:
1. The building shall have centralized heating, ventilation, and air-conditioning system,
2. The outdoor air intakes for the centralized heating, ventilation, and air-conditioning system shall face away from the freeway,
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17 3. The building shall provide air filtration media for outside and return air that provide a minimum efficiency reporting value (MERV) of sixteen (16),
4. The air filtration media shall be replaced at the manufacturer’s designated interval, and
5. The building shall not have any balconies facing the freeway.
O. Affordable Housing Requirement. The “AB 2011 Mixed-Income” housing development project shall comply with either the affordability requirements established by State law as outlined below, or the affordability requirements of EMC Section 30.41, Affordable Housing, whichever provides the higher percentage of affordable units and has a deeper affordability level:
1. Renter-Occupied Housing. An “AB 2011 Mixed-Income” housing development project that proposes to construct rental units shall, for a period of fifty-five (55) years, comply with one of the following affordability options pursuant to Government Code Section 65912.122:
a. Eight percent (8%) of the base units shall be dedicated to very low-income households making fifty percent (50%) or less of the area median income (AMI) and five percent (5%) of the base units shall be dedicated to extremely low-income households making thirty percent (30%) or less of the AMI; or
b. Fifteen percent (15%) of the base units shall be dedicated to lower-income households making eighty percent (80%) or less of the AMI.
2. Owner-Occupied Housing. An “AB 2011 Mixed-Income” housing development project that proposes to construct owner-occupied units shall, for a period of forty-five (45) years, comply with one of the following affordability options pursuant to Government Code Section 65912.122:
a. Fifteen percent (15%) of the base units shall be offered at an affordable housing cost dedicated to lower-income households making eighty percent (80%) or less of the AMI; or
b. Thirty percent (30%) of the base units shall be offered at an affordable housing cost dedicated to moderate-income households making one hundred and twenty percent (120%) or less of the AMI.
3. Additional Affordability Standards when Inclusionary Housing Requirement Applies. If an “AB 2011 Mixed-Income” housing development project includes rental units and is subject to the requirements of EMC Section 30.41.050, Inclusionary Housing Requirements and must provide greater than fifteen percent (15%) of the base units to lower-income households making eighty percent (80%) or less of the AMI but does not include any units dedicated to very low-income households making fifty percent (50%) or less of the AMI or extremely low-income households making thirty percent or less (30%) of the AMI pursuant to EMC Section 30.41.050, Inclusionary Housing Requirement, it shall, for perpetuity, provide both of the following:
a. Eight percent (8%) of the base units at an affordable rent for very low-income households making fifty percent (50%) or less of the AMI and five percent (5%) of 2026-08-26 Item #10D Page 31 of 231
18 the base units at an affordable rent to extremely low-income households making thirty percent (30%) or less of the AMI; and
b. Five percent (5%) of the base units at an affordable rent for lower-income households making eighty percent (80%) or less of the AMI.
4. Characteristics of Affordable Units. The affordable units within the “AB 2011 MixedIncome” housing development project shall comply with all the following requirements, as well as the standards in EMC Chapter 30.41, Affordable Housing:
a. Affordable units shall reflect the same proportion of bedroom and bathroom count ratio as the market-rate units.
b. Affordable units shall be dispersed throughout the “AB 2011 Mixed-Income” housing development project as specified in EMC Section 30.41.060, Affordable Housing Standards and Incentives.
c. Affordable units shall have the same type or quality of appliances, fixtures, and finishes as those provided in the market-rate units.
d. Occupants of the affordable units shall have equal access to the common entrances, common areas, and shared amenities, including but not limited to common open space, parking, storage, and other facilities available to market-rate unit occupants.
P. Labor Requirements. The development proponent for the “AB 2011 Mixed-Income” housing development project shall comply with all applicable labor requirements of Government Code Section 65912.130. In addition to Government Code Section 65912.130, the following shall apply.
1. If an “AB 2011 Mixed-Income” housing development project proposes to construct at least fifty (50) total units, the “AB 2011 Mixed-Income” housing development project shall additionally comply with the requirements of Government Code Section 65912.131, including, but not limited to, the requirement that the development proponent for the “AB 2011 Mixed-Income” housing development project shall submit to the Director, or designee, on a monthly basis while construction contracts on the “AB 2011 MixedIncome” housing development project are being performed, a report demonstrating compliance with the requirements of subdivisions (b) and (c) of Government Code Section 65912.131.
2. The development proponent shall submit a signed affidavit to the Director, or designee, attesting to compliance with these requirements, as a condition of approval.
3. If the project is found to be in violation of these requirements, the Director, or designee, may suspend building permits, withhold certificates of occupancy, and halt all administrative processing of related entitlements until the violation is resolved or appealed.
Any violations of this Chapter are also subject to code enforcement pursuant to EMC Chapter 1.08, Enforcement of Provisions of Municipal Code.
Q. Hazardous Materials Review. The development proponent for the “AB 2011 MixedIncome” housing development project shall complete, as a condition of approval, a phase I environmental assessment (as defined in Health & Safety Code Section 78090) and any 2026-08-26 Item #10D Page 32 of 231
19 subsequent environmental review and remediation, prepared by a qualified environmental professional, as required by subdivision (k) of Government Code Section 65912.124.
R. Compliance with Housing Crisis Act. Where applicable, the development proponent for the “AB 2011 Mixed-Income” housing development project shall comply with the requirements of replacement housing law pursuant to Government Code Section 66300.5 and 66300.6.
S. No Short-Term Rentals. The development proponent for the “AB 2011 Mixed-Income” housing development project shall record a restrictive covenant and agreement in a form prescribed by the City Attorney, which shall run with the land and provide for a requirement that any dwelling units on the property shall be rented or leased for a period longer than thirty (30) days. The Director, or designee, is authorized to enter into the covenant and agreement on behalf of the City and to deliver any approvals or consents required by the covenant. The City may conduct annual monitoring to ensure compliance with the covenant and agreement.
30.21.300. “AB 2011 100-Percent Affordable” Housing Development Projects under Government Code Sections 65912.110, et seq.
“AB 2011 100-Percent Affordable” housing development projects eligible for this Section shall meet the applicable requirements set forth in this Chapter, including those in Section 30.21.310, “AB 2011 100-Percent Affordable” Qualifying Criteria; Section 30.21.320, “AB 2011 100-Percent Affordable” Development Standards; Section 30.21.400, “AB 2011 Mixed-Income” and “AB 2011 100-Percent Affordable” Application Procedures; as well as Government Code Sections 65912.110, et seq.,.
30.21.310. “AB 2011 100-Percent Affordable” Qualifying Criteria.
The Director, or designee, shall determine if an “AB 2011 100-Percent Affordable” housing development project shall meet all the following requirements, as they exist on the date that the development proponent submits an application pursuant to this Chapter:
A. The “AB 2011 100-Percent Affordable” housing development project is proposed within one of the zones in Section 30.21.040 of this Chapter.
B. The “AB 2011 100-Percent Affordable” housing development project is proposed on a site where at least seventy-five percent (75%) of the perimeter of the site is adjoining parcels developed with urban uses. For the purposes of this subsection, parcels that are only separated by a street, pedestrian path, or bicycle path shall be considered adjoining.
C. The “AB 2011 100-Percent Affordable” housing development project is not proposed to be on or adjoining a site where more than one-third (1/3) of the square footage is dedicated to industrial use. For purposes of this subsection, parcels only separated by a street shall be considered to be adjoined.
D. The “AB 2011 100-Percent Affordable” housing development project is proposed on a site that satisfies the requirements specified in paragraph (6) of subdivision (a) of Government Code Section 65913.4, exclusive of clause (iv) of subparagraph (A) of paragraph (6) of subdivision (a) of Government Code Section 65913.4.
E. The “AB 2011 100-Percent Affordable” housing development project is not proposed on a site that is currently or was previously governed by any of the following:
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20 1. Mobilehome Residency Law (codified at California Civil Code Sections 798, et seq.);
2. Recreational Vehicle Occupancy Law (codified at California Civil Code Sections 799.20, et seq.);
3. Mobilehome Parks Act (codified at Health & Safety Code Sections 18200, et seq.); or
4. Special Occupancy Parks Act (codified at Health & Safety Code Sections 18860, et seq.).
F. The “AB 2011 100-Percent Affordable” housing development project is not located on site that would require the demolition of a historic structure that is listed on the National Register of Historic Places, California Register of Historic Places, or Encinitas Register of Historic Property.
G. An “AB 2011 100-Percent Affordable” housing development project shall not be proposed on a site that is vacant, if any the following are true at the time that the application is submitted:
1. Located on a site within a very high fire hazard severity zone, as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code or as designated pursuant to subdivisions (a) and (b) of Government Code Section 51179.
2. Located on a site that contains tribal resources, as defined in California Public Resources Code Section 21074, that could be affected by the “AB 2011 100-Percent Affordable” housing development project that were found pursuant to a consultation as described in Public Resources Code Section 21080.1 and the effects of which cannot be mitigated pursuant to the process in Public Resources Code Section 21080.3.2.
30.21.320. “AB 2011 100-Percent Affordable” Development Standards.
A. Multifamily Residential Development. The “AB 2011 100-Percent Affordable” housing development project must propose to construct at least five (5) residential dwelling units.
B. Required Minimum Density. The “AB 2011 100-Percent Affordable” housing development project shall propose a residential density that meets or exceeds a density of thirty (30) dwelling units per acre.
C. Design Standards. “AB 2011 100-Percent Affordable” housing development projects under Government Code Sections 65912.110, et seq. shall comply with all the applicable objective design standards, as described in Section 30.21.050 of this Chapter.
D. Other Development Standards. All other objective zoning, subdivision, and design standards applicable to the “AB 2011 100-Percent Affordable” housing development project shall be pursuant to EMC Section 30.16.010(E), Residential 30 Overlay Zone (R-30 Overlay) and those in effect at the time the development application is submitted.
E. Open Space Requirements. If the “AB 2011 100-Percent Affordable” housing development project proposes to convert an existing nonresidential use to a residential use, the “AB 2011 100-Percent Affordable” housing development project shall not be required to provide common open space, beyond what is already existing on the site.
F. Proximity to Freeway. For any housing units on the site located within 500 feet of a freeway, as required by Government Code Section 65912.113, “AB 2011 100-Percent Affordable” housing development project shall comply with all of the following:
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21 1. The building shall have a centralized heating, ventilation, and air-conditioning system;
2. The outdoor air intakes for the centralized heating, ventilation, and air-conditioning system shall face away from the freeway;
3. The building shall provide air filtration media for outside and return air that provide a minimum efficiency reporting value (MERV) of sixteen (16);
4. The air filtration media shall be replaced at the manufacturer’s designated interval; and
5. The building shall not have any balconies facing the freeway.
G. Affordable Housing Requirements. One hundred percent (100%) of the units in a “AB 2011 100-Percent Affordable” housing development project proposed pursuant to this Section, excluding any manager’s unit or units, shall be dedicated to lower-income households making eighty percent (80%) or less of the AMI at an affordable housing cost or affordable rent.
1. The “AB 2011 100-Percent Affordable” housing development project shall comply with the standards and requirements in EMC Chapter 30.41, Affordable Housing.
2. Any rental units in the “AB 2011 100-Percent Affordable” housing development project shall be subject to a recorded deed restriction for a period of fifty-five (55) years from certificate of occupancy. Any owner-occupied units in the “AB 2011 100-Percent Affordable” housing development project shall be subject to a recorded deed restriction for a period of forty-five (45) years from certificate of occupancy.
H. Labor Requirements. The development proponent for the “AB 2011 100-Percent Affordable” housing development project shall comply with all applicable requirements, such as, but not limited to, prevailing wage, of Government Code Section 65912.130.
1. If the “AB 2011 100-Percent Affordable” housing development project proposes to construct at least fifty (50) total units, the “AB 2011 100-Percent Affordable” housing development project shall comply with the requirements of Government Code Section 65912.131, including, but not limited to, the requirement that the applicant for the “AB 2011 100-Percent Affordable” housing development project shall submit to the Director, or designee, on a monthly basis while construction contracts on the “AB 2011 100-Percent Affordable” housing development project are being performed, a report demonstrating compliance with the requirements of subdivisions (b) and (c) of Government Code Section 65912.131.
2. The development proponent shall submit a signed affidavit to the Director, or designee, attesting to compliance with these requirements, as a condition of approval.
3. If the project is found to be in violation of these requirements, the Director, or designee, may suspend building permits, withhold certificates of occupancy, and halt all administrative processing of related entitlements until the violation is resolved or appealed.
Any violations of this Chapter are also subject to code enforcement pursuant to EMC Chapter 1.08, Enforcement of Provisions of Municipal Code.
I. Hazardous Materials Review. The development proponent for the “AB 2011 100-Percent Affordable” housing development project shall, as a condition of approval, complete a phase 2026-08-26 Item #10D Page 35 of 231
22 I environmental assessment (as defined in Health & Safety Code Section 78090) and any subsequent environmental review and remediation, prepared by a qualified environmental professional, as required by subdivision (k) of Government Code Section 65912.114.
J. Compliance with Housing Crisis Act. Where applicable, the development proponent for the “AB 2011 100-Percent Affordable” housing development project shall comply with the requirements of replacement housing law pursuant to Government Code Section 66300.5 and 66300.6.
K. No Short-Term Rentals. The development proponent for the “AB 2011 100-Percent” housing development project shall record a restrictive covenant and agreement in a form prescribed by the City Attorney, which shall run with the land and provide for a requirement that any dwelling units on the property shall be rented or leased for a period longer than thirty (30) days. The Director, or designee, is authorized to enter into the covenant and agreement on behalf of the City and to deliver any approvals or consents required by the covenant. The City may conduct annual monitoring to ensure compliance with the covenant and agreement.
30.21.400. “AB 2011 Mixed-Income” and “AB 2011 100-Percent Affordable” Application Procedures.
A. Application Requirements. The application for a “AB 2011” housing development project shall include all the required plans, forms, supplemental materials, and required fees as specified in the City’s application checklists, including, but not limited to, the following:
1. “AB 2011” Requirements. A development proponent shall be required to submit an application for an “AB 2011” housing development project in a form prescribed by the Director, or designee, to demonstrate compliance with Government Code Sections 65912.100, et seq.
2. Design Review Requirements. Prior to building permit issuance for any “AB 2011” housing development project, the applicant shall obtain Design Review approval in accordance with EMC Chapter 23.08, Design Review. As part of the Design Review process, the applicant shall submit an application in a form prescribed by the Director, or designee, including, but not limited to plans, maps, and visual displays in sufficient detail to demonstrate compliance with all applicable regulations, design standards, and policies.
3. Subdivision Requirements. If the “AB 2011” housing development project includes a subdivision of land, the subdivision shall be processed in accordance with EMC Title 24, Subdivisions, and all applicable provisions of the State Subdivision Map Act, Government Code Section 66410, et seq.
4. Coastal Development Permit Requirements. If the “AB 2011” housing development project is located in the Coastal Zone, then the applicant shall obtain a coastal development permit pursuant to EMC Chapter 30.80, Coastal Development Permit.
5. Other Required Permits. Any other permits required pursuant to the EMC shall conform with the requirements and findings of that EMC section and submit any associated application supplement documents.
6. Previous and Existing Uses. A description of any existing uses on the property, including information regarding any current residential or commercial tenancies, the date 2026-08-26 Item #10D Page 36 of 231
23 on which such tenancies commenced, and the name and contact information of the existing tenants shall be required.
a. In addition, a description of all existing dwelling units on the site in the ten-year period preceding the date of submittal of the application and identification of any units being rented within that ten-year time period. If dwelling units on the site are currently rented, incomes and household sizes of all residents, of the currently occupied units, if known, shall be provided. If any dwelling units on the site were rented within that ten-year time period but are not currently rented, the incomes and household sizes of the last residents occupying the dwelling units when the site contained the maximum number of dwelling units, if known, shall be provided
b. A description of any recorded covenant, ordinance, or law applicable to the site that restricted rents to levels affordable to very low- or lower-income households within that ten-year time period preceding the application submittal date.
7. Affordable Housing Plan. An affordable housing plan shall be required with the submittal of an application for an “AB 2011” housing development project. The affordable housing plan shall be in compliance with EMC Section 30.41.090(A), Affordable Housing Plan.
a. Affordable Housing Agreement. An affordable housing agreement shall be recorded with the San Diego County Assessor’s Office prior to building permit issuance that is in compliance with EMC Section 30.41.090(B), Affordable Housing Agreement.
B. “AB 2011” Housing Development Projects Utilizing Provisions Government Code Section 65915. To request any density bonus, incentives, concessions, waivers, or parking reductions pursuant to Government Code Section 65915 and EMC Section 30.16.020(C), Density Bonus Regulations, the “AB 2011” housing development project shall submit a density bonus report demonstrating compliance with all applicable requirements.
C. Application Processing and Review. An application for an “AB 2011” housing development project proposed pursuant to the provisions of Government Code Sections 65912.100, et seq. and Sections 30.21.200 through 30.21.300 of this Chapter shall be exempt from the provisions of the California Environmental Quality Act (CEQA), reviewed ministerially by the Director, or designee, except as provided in subsection (1) below, and shall be approved if all of the criteria in this Chapter are met, in accordance with
1. The “AB 2011” housing development project shall be processed, reviewed, and issued a final determination in accordance with the procedures set forth in the following municipal code sections, including, but not limited to, EMC Chapter 23.08, Design Review; EMC Title 24, Subdivisions; EMC Chapter 30.80, Coastal Development Permit.
2. The “AB 2011” housing development project shall require design review approval by the Planning Commission prior to a final determination on the application by the Director, or designee. Design review shall be objective and be strictly focused on assessing compliance with the criteria required for streamlined, ministerial review of projects and with any reasonable objective design standards in effect at the time of the submittal of the application for the “AB 2011” housing development project. 2026-08-26 Item #10D Page 37 of 231
24 3. The “AB 2011” housing development project shall be processed, reviewed, and issued a final determination in accordance with the timelines set forth in Government Code Section 65912.114 and Government Code Section 65912.124.
D. Appeals. A final determination by the Director, or designee, or the Planning Commission under the authority of this Chapter may be appealed to the City Council in accordance with the procedures specified in EMC Chapter 1.12, Appeals.
2026-08-26 Item #10D Page 38 of 231
Downtown Encinitas Specific Plan Amendments to Reference and Incorporate Multifamily and Mixed-Use Objective Design Standards.
All new text is shown as underlined text and deleted text is shown as strikethrough text.
CHAPTER 1.0 SUMMARY
Add the following new Subsection:
1.1.3 OBJECTIVE DESIGN STANDARDS.
The Downtown Encinitas Specific Plan Multifamily and Mixed-Use Objective Design Standards (DESP ODS) are included as Chapter 12, Appendix to the specific plan and supersede the design recommendations and development standards when in conflict.
The DESP ODS establish objective design standards that shall be applicable to all multifamily residential and mixed-use development projects within the Downtown Encinitas Specific Plan boundary area.
…
CHAPTER 3.0 USE AND DEVELOPMENT REGULATIONS
Amend the following Subsections:
…
3.2 DEVELOPMENT STANDARDS. 3.2.0
A. General Provisions
The general provisions of Chapter 30.01 of Title 30 of the Encinitas Municipal Code shall apply. In addition, all multifamily residential and mixed-use development projects within the Downtown Encinitas Specific Plan shall first comply with the objective design standards included as Chapter 12, Appendix of the specific plan. In the event of conflict, the objective development and design standards listed in Chapter 12, Appendix shall supersede and prevail over the specific plan’s design recommendations.
…
D. Zones and Development Standards
3.2.1 Residential Zones
A. Zone: Residential 11 (D-R11)
2026-08-26 Item #10D Page 39 of 231
…
6. Design Recommendations: In the D-R11 zone, applicable Specific Plan Design Recommendations shall be considered in addition to the development standards of this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
B. Zone: Residential 15 (D-R15)
…
6. Design Recommendations: In the D-R15 Zone, applicable Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
C. Zone: Residential 25 (D-R25)
…
6. Design Recommendations: In the D-R25 Zone, applicable Specific Plan Design Recommendations shall be considered addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
…
3.2.2 Commercial Zones
A. Zone: Office Professional (D-OP)
…
6. Design Recommendations: In the D-CM-2 Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall 2026-08-26 Item #10D Page 40 of 231
take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
B. Zone: Visitor-Serving Commercial (D-VSC)
…
6. Design Recommendations: In the D-CM-2 Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
3.2.3 Mixed Use Zones
A. Zone: Commercial Mixed - First Street (D-CM-1)
…
6. Design Recommendations: In the D-CM-2 Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
B. Zone: Commercial Mixed - Second Street (D-CM-2)
…
7. Design Recommendations: In the D-CM-2 Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
C. Zone: Visitor Commercial Mixed (D-VCM)
2026-08-26 Item #10D Page 41 of 231
…
8. Design Recommendations: In the D-CM-2 Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
D. Zone: Office Mixed (D-OM)
Add the following new subsection:
…
6. Design Recommendations: All multifamily and mixed-use projects shall be subject to the objective design standards found in Chapter 12, Appendix and these standards shall supersede any specific plan design recommendations and development standards when in conflict.
3.2.4 Public/Semi-Public Zones
Amend the following Subsections:
A. Zone: Civic Center (D-CC)
6. Design Recommendations: In the Civic Center Zone, the Specific Plan Design Recommendations shall be considered in addition to the development standards in this section. The development standards shall take precedence if a conflict exists between a development standard and a design recommendation, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards.
B. Zone: Public/Semi-Public (D-P/SP)
…
Use and development standards pursuant to Section 30.28.010, P/SP Zone of Title 30 of the Encinitas Municipal Code shall apply. All multifamily and mixed-use projects shall be subject to the objective design standards found in Chapter 12, Appendix and these standards shall supersede any specific plan design recommendations and development standards when in conflict. In addition, 2026-08-26 Item #10D Page 42 of 231
agricultural uses are permitted in accordance with Chapter 30.33 (Urban Agriculture) of Title 30 of the Encinitas Municipal Code. …
3.2.6 Transportation Corridor Zone (D-TC)
…
3. Development Standard: The development and parking requirements and regulations applicable through Title 30 of the Encinitas Municipal Code under the GC Zone, shall be considered for any development in the D-TC Zone, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 12, Appendix shall supersede the specific plan design recommendations and development standards. Applicable design guidelines under Chapter 4.0 of this Specific Plan shall also apply. In the event of any conflict, the provisions of this Specific Plan shall prevail. …
CHAPTER 4.0 DESIGN RECOMMENDATIONS
4.1 INTRODUCTION AND PURPOSE.
Add the following Subsection:
…
A development applicant should understand that these Recommendations are not regulatory, such as the Development Regulations, but rather discretionary on the part of the City's approval authority. Language will state "very strongly encouraged" or "encouraged" on items the City would like to see in a development project. Therefore, if any discrepancies or inconsistencies between these recommendations and the development Regulations occur, the Development Regulations take precedence.
All multifamily residential and mixed-use development projects within the Downtown Encinitas Specific Plan area shall first comply with the objective design standards included in the Downtown Encinitas Specific Plan Multifamily and Mixed-Use Objective Design Standards (DESP ODS) which are included in Chapter 12, Appendix of the specific plan.
…
4.2 DEVELOPMENT SUBJECT TO DESIGN REVIEW.
Amend the following Subsection:
…
2026-08-26 Item #10D Page 43 of 231
2. Unless otherwise provided herein, the provisions of this chapter supersede the provisions of Title 23, Section 23.08 of the Municipal Code for application to the area designated as the Downtown Encinitas Specific Plan. Objective "Standards" included in the DESP ODS City's Design Standards and Guidelines shall apply to all multifamily residential development and mixed-use residential development. Where conflicts in objective standards occur, the objective design standards specified in this cChapter 12, Appendix shall supersede and apply. The Design Standards Guidelines contained in Chapter 12, Appendix of the specific plan the City's Design Standards and Guidelines are shall supersededby the design recommendations contained in this chapter. Where the Specific Plan is silent, the City's Design Guidelines shall apply. Limitations to uses and approvals required under use regulations, Chapter 3.0 of this specific plan, are not affected by this Design Review exemption.
…
Add the following new Chapter:
12.0 APPENDIX
12.1 DOWNTOWN ENCINITAS SPECIFIC PLAN MULTIFAMILY AND MIXED-USE OBJECTIVE DESIGN STANDARDS.
2026-08-26 Item #10D Page 44 of 231
CHAPTER 12, APPENDIX
City of Encinitas
Downtown Encinitas Specific Plan
Multifamily and Mixed-Use
Objective Design Standards
Draft - August 2026
2026-08-26 Item #10D Page 45 of 231
2026-08-26 Item #10D Page 46 of 231
Chapter 12, Appendix
City of Encinitas
Downtown Encinitas Specific Plan
Multifamily and Mixed-Use Objective Design Standards
Draft - August 2026
Prepared for:
City of Encinitas
Development Services Department
505 S. Vulcan Ave.
Encinitas CA, 92024
Prepared by:
Ascent
2550 Fifth Avenue, Suite 640
San Diego, CA 92103
2026-08-26 Item #10D Page 47 of 231
2026-08-26 Item #10D Page 48 of 231
TABLE OF CONTENTS
1. Introduction ............................................................................................................................................................................1
1.1. Applicability ..........................................................................................................................................................................................................1
1.2. Conflicts with State Law .............................................................................................................................................................................1
1.3. Other City Documents .................................................................................................................................................................................1
1.4. Administrative Exceptions........................................................................................................................................................................2
1.5. Other General Standards and Additional Requirements................................................................................................2
2. Transitions and Setbacks .................................................................................................................................................3
2.1. Transitions ............................................................................................................................................................................................................3
2.2. Setback Area.......................................................................................................................................................................................................4
2.3. Upper-Story Setbacks...................................................................................................................................................................................5
3. Building Design....................................................................................................................................................................6
3.1. Building and Unit Size ............................................................................................................................................................................... 8
3.2. Facades ...................................................................................................................................................................................................................9
3.3. Roofs.........................................................................................................................................................................................................................13
3.4. Ground-Floor Commercial ....................................................................................................................................................................15
3.5. Ground-Floor Residential .......................................................................................................................................................................18
3.6. Architectural Detailing, Materials, and Colors.........................................................................................................................21
4. Residential Common Open Space and Private Outdoor Amenity Space .............................................. 22
4.1. Required Common Open Space and Private Outdoor Amenity Space............................................................22
4.2. Common Open Space..............................................................................................................................................................................22
4.3. Private Outdoor Amenity Space .......................................................................................................................................................24
5. Site Design and Landscaping ..................................................................................................................................... 25
5.1. Site Landscaping...........................................................................................................................................................................................25
5.2. Grading and Slopes ...................................................................................................................................................................................26
5.3. Walls and Fencing........................................................................................................................................................................................28
5.4. Streetscape Design ....................................................................................................................................................................................29
6. Lighting Design.................................................................................................................................................................30
6.1. Exterior Lighting........................................................................................................................................................................................... 30
6.2. Exterior Light Fixtures.............................................................................................................................................................................. 30
7. Access and Parking........................................................................................................................................................... 31
7.1. Vehicle Access...................................................................................................................................................................................................31
7.2. Parking .................................................................................................................................................................................................................32
7.3. Pedestrian Circulation .............................................................................................................................................................................33
8. Service Areas, Utilities and Equipment ..................................................................................................................34
8.1. Service Areas.................................................................................................................................................................................................... 34
8.2. Wall- and Ground-Mounted Equipment ................................................................................................................................. 34
8.3. Utilities ................................................................................................................................................................................................................. 34
9. Glossary................................................................................................................................................................................. 35 i
DESP ODS
2026-08-26 Item #10D Page 49 of 231
LIST OF FIGURES
Figure 2-1. Transition Setbacks ........................................................................................................................................................................3 Figure 2-2. Upper-Story Setbacks ...................................................................................................................................................................5 Figure 2-3. Upper-Story Transition Setback............................................................................................................................................5 Figure 3-1. Overview of Building Design Standards ........................................................................................................................6 Figure 3-2. Building Design Standards Applicable to Large and Small Buildings ..................................................7 Figure 3-3. Building Size and Building Separation Requirements ..................................................................................... 8 Figure 3-4. Volumetric Break Requirements .........................................................................................................................................9 Figure 3-5. Upper Story Facade Offset Requirements................................................................................................................ 10 Figure 3-6. Facade Variation Requirements .........................................................................................................................................11 Figure 3-7. Required Building Facade Design Elements .........................................................................................................12 Figure 3-8. Requirements for Change in Roofline...........................................................................................................................13 Figure 3-9. Change in Height and Depth of Roof............................................................................................................................14 Figure 3-10. Change in Pitch of Roof.............................................................................................................................................................14 Figure 3-11. Roof Change with Architectural Feature.....................................................................................................................14 Figure 3-12. Ground-Floor Commercial Entries ...................................................................................................................................16 Figure 3-13. Transparency Requirements for Ground-Floor Commercial.......................................................................16 Figure 3-14. Individual Ground-Floor Residential Entries ............................................................................................................19 Figure 3-15. Shared Ground-Floor Residential Entries ................................................................................................................. 20 Figure 5-1. Varied Slope Gradients..............................................................................................................................................................26 Figure 5-2. Development on the Lower Part of a Hillside Lot................................................................................................26 Figure 5-3. Terraced Building Pads.............................................................................................................................................................26 Figure 5-4. Freestanding or Retaining Walls with Grading.....................................................................................................28 Figure 7-1. Driveway Entry Length ..............................................................................................................................................................31 Figure 9-1. Determination of Building Facade..................................................................................................................................36 Figure 9-2. Length of Building Facade....................................................................................................................................................36
LIST OF TABLES
Table 2-1. Minimum Width of Ground-Floor Transition Setback........................................................................................3 Table 4-1. Required Common Open Space Amenities ...........................................................................................................23 ii
DESP ODS
2026-08-26 Item #10D Page 50 of 231
1 Introduction
1. INTRODUCTION
Applicability, conflicts with State law, relationship to other City documents, and administrative exceptions.
The Downtown Encinitas Specific Plan
Multifamily and Mixed-Use Objective Design
Standards (DESP ODS) establish objective
design standards for multifamily residential and
mixed-use development projects within the
Downtown Encinitas Specific Plan area. The
DESP ODS are intended to provide the public,
building and design professionals, and decision
makers with objective criteria for eligible
development projects.
1.1. Applicability
The DESP ODS serve as minimum requirements
that apply to multifamily residential and
mixed-use development projects that include
multifamily residential, and which are located
within the Downtown Encinitas Specific Plan
boundary area. Projects subject to the DESP
ODS shall comply with the objective design
standards provided in this document.
1.1.1. Multifamily Residential
Multifamily residential is defined in the City of
Encinitas Municipal Code (EMC) Section 30.04,
Definitions, as:
“…a building containing more than two
dwelling units, each of which is for
occupancy by one family.”
1.1.2. Mixed-use Development
Mixed-use development includes buildings with
both residential and nonresidential uses. When
applicable, more specific definitions from State
law may apply.
1.1.3. Excluded Development
The following types of development are not
subject to the DESP ODS:
• Accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs).
1.2. Conflicts with State Law
When the provisions of the DESP ODS conflict
with any provision or requirement found in State
law, the provisions found in the State law shall
prevail.
1.3. Other City Documents
The EMC Title 30, Zoning (Zoning Regulations)
and the Downtown Encinitas Specific Plan
contain development standards that apply
to multifamily and mixed-use residential
development projects. The DESP ODS apply in
addition to the development standards required
by the City’s Zoning Regulations and the
Downtown Encinitas Specific Plan. In the case
of a conflict between standards, the following
shall apply:
1.3.1 Where a provision of the DESP ODS
differs from a standard contained within the
Downtown Encinitas Specific Plan, the provision
in these DESP ODS shall prevail.
1.3.2 Where a provision of the DESP ODS differs
from a standard contained within the Zoning
Regulations, the provision in these DESP ODS
shall prevail.
1.3.3 The City of Encinitas Design Standards
and Guidelines, which apply citywide, do not
apply to projects subject to the DESP ODS.
Glossary
The DESP ODS uses specific terms that
are defined in the glossary. When used,
defined terms are italicized to indicate
that the word is included in the glossary.
1 DESP ODS
2026-08-26 Item #10D Page 51 of 231
1 Introduction
1.4. Administrative Exceptions
An applicant may request an administrative
exception for up to three (3) standards contained
within the DESP ODS.
1.4.1 No administrative exceptions from the
DESP ODS shall be allowed if the project is
proposing to utilize any other State law provision
that allows a waiver, concession, or incentive
from development, design or subdivision
standards, including State Density Bonus Law
(Government Code 65915).
1.4.2 Request for Administrative Exceptions: A
request for an administrative exception(s) shall
be made in writing as part of the development
application for the proposed project:
A. The written justification for an
administrative exception(s) shall identify
each standard for which an administrative
exception is requested, and describe
how the request for an administrative
exception(s) removes a constraint to
meeting the standard.
i. For the purpose of an administrative
exception, a standard shall include
any numbered standard that does not
include any lettered standard or substandard.
ii. Where a numbered standard includes
a lettered standard and/or sub-standard,
each numbered standard, lettered
standard, and sub-standard shall be
considered an independent standard.
B. Exceptions from numerical standards
shall not deviate more than fifteen percent
(15%) from the standard.
1.4.3 Approval of Administrative Exceptions:
A written request for an administrative
exception(s) shall be considered the applicable
decision maker:
A. If the proposed project is processed
under any State law requiring streamlined
ministerial approval, the Director of
Development Services, or designee, shall
consider all requests for any administrative
exception(s).
B. The Planning Commission shall
consider all requests for any administrative
exception(s) that are not eligible for approval
by the Director of Development Services, or
designee.
1.5. Other General Standards
and Additional Requirements
Projects may be subject to other City standards
and requirements, in addition to the DESP
ODS. Other standards may include, but are not
limited to:
• Standards established in EMC Title 23,
Building and Construction, including
Section 23.24.072, Engineering Design
Manual, Section 23.24.071, BMP Manual,
Chapter 23.26, Water Efficient Landscape
Regulations, and EMC Chapter
23.36, Right-of-way Standards, Street
Improvement Standards, and Building Line
Requirements.
• Standards established in EMC 23.06,
Citizens Participation Plans.
• Subdivision approval as required by EMC
Title 24, Subdivisions.
• City’s standard design specifications,
management plans and maps for work in
the public right-of-way.
• All fire-related requirements and standards
specified in EMC and all applicable
fire safety regulations, including all the
minimum requirements listed in EMC
Title 10, Fire Prevention and all State fire
regulations and requirements.
• Regulations for public trees and Heritage
Trees, outlined in EMC Chapter 15.02,
Municipal Tree Ordinance.
• Parking requirements included in EMC
Chapter 30.54, Off-Street Parking.
• Rules for signs included EMC Chapter 30.60,
Signs.
2 DESP ODS
2026-08-26 Item #10D Page 52 of 231
2. TRANSITIONS AND SETBACKS
Transitions to single-family residential and other required setbacks. The following development standards shall apply:
2.1. Transitions
2.1.1 Ground-Floor Transition Setback: A setback
shall be provided from any lot line that abuts a
single-family residential zoned lot if the lot has
an existing single-family residential dwelling.
The building setback shall have a minimum
width as specified in Table 2-1 along the full
length of the shared lot line.
2.1.2 The setback area shall include all of the
following, as shown in Figure 2-1:
A. Screen type landscaping.
B. Minimum five-foot-wide landscape area.
C. One or more of the following may be
included in any remaining portion of the
setback area:
i. Landscaping.
ii. Pedestrian walkways.
iii. Private outdoor amenity space or
common open space.
iv. Surface parking or vehicle circulation.
2.1.3 The ground-floor transition setback shall
be inclusive of any other applicable setback
included in EMC Title 30, Zoning and the
Downtown Encinitas Specific Plan and shall
meet the largest required minimum setback
width, where applicable.
Table 2-1. Minimum Width of Ground-Floor
Transition Setback
Lot Width Minimum Setback Width
50 feet or less 5 feet
More than 50 feet
and 100 feet or less 10 feet
More than 100 feet 15 feet
3 2 Transitions and Setbacks DESP ODS
Figure 2-1. Transition Setbacks B
D
C
Single-family Multifamily Lot Line
A Screen type
landscaping
B Five-foot-wide
landscaping
C Remaining
setback area
D Minimum
setback width,
per Table 2-1
A
2026-08-26 Item #10D Page 53 of 231
2.2. Setback Area
2.2.1 No building area or architectural feature,
including balconies, are allowed to encroach or
project into the required setback area.
2.2.2 Front Yards: The following are permitted
within the required front yard setback:
A. Landscaping.
B. Hardscape.
C. Pedestrian walkways.
D. Bike racks/ bike parking.
E. Private outdoor amenity space or
common open space.
F. Outdoor dining if adjoining a commercial
use.
G. Art features.
H. Monument signs.
2.2.3 Commercial Front Yards: Fences and walls
are prohibited within the front yard setback
of a mixed-use development, except where a
commercial business selling alcohol outside
(e,g. outdoor dining) is required by the California
Department of Alcoholic Beverage Control (ABC)
to install a fence or wall around the alcohol sales
area.
Note
The methodology for determining the
length of a building facade is included as
part of the definition for facade, length in
Chapter 9, Glossary.
4 2 Transitions and Setbacks DESP ODS
A
C
D
F
G
H
B
E
Examples of permitted elements within the front
yard setback as described in Standard 2.2.2.
2026-08-26 Item #10D Page 54 of 231
2.3. Upper-Story Setbacks
2.3.1 Upper-Story Transition Setback: An
upper-story transition setback is required
beginning at the third story for the entire
length of the building facade along any
shared lot line that abuts a single-family
residential zone lot, if the adjacent lot has an
existing single-family residential dwelling. The
third story, and additional stories if permitted,
shall be set back a minimum of seven feet
from the ground-floor facade, as shown in
Figure 2-2.
2.3.2 Upper-Story Setbacks: Any story above
the second story of a building, not abutting
single family residential, shall be set back a
minimum of seven feet from the ground-floor
facade for a minimum of sixty percent (60%) of
the building facade length, as shown in Figure
2-3.
5 2 Transitions and Setbacks DESP ODS
Figure 2-2. Upper-Story Setbacks
Figure 2-3. Upper-Story Transition Setback
60% of building
facade with
upper-story
setback
40% of building
facade without
upper-story
setback
7 feet
minimum
Ground-floor
Second-floor
Third-floor
A Upper-story setback (7 feet minimum)
Ground-floor
Second-floor
A Third-floor
2026-08-26 Item #10D Page 55 of 231
3. BUILDING DESIGN
Standards for building size, unit size, facades, roofs, ground-floors, and architectural features and details. The following development standards shall apply:
Building design standards outline requirements
intended to create architectural variation,
interest, and detail to avoid large, monotonous,
uniform, and boxy building masses. Standards
for building design work together to achieve
better architectural outcomes.
Figure 3-1 illustrates how these standards work
together to shape the design of buildings. Some
of the standards apply to large buildings only
while other standards apply to large and small
buildings, as illustrated in Figure 3-2.
6 3 Building Design DESP ODS
Figure 3-1. Overview of Building Design Standards
Standard 3.1.2
Building Separation
Standard 3.2.1
Volumetric Break
Standard 3.3.1
Roof Variation
Standard 3.2.4
Facade Design Elements
Standard 3.2.2
Upper-Story Facade Offset
Standard 3.2.3
Upper-Story Facade Variation
2026-08-26 Item #10D Page 56 of 231
7 3 Building Design DESP ODS
Building Design Standards for Large and Small Buildings Building Design Standards for Large Buildings Only
Building separation and volumetric break standards apply to large buildings only.
Standard 3.1.2
Building Separation
Applies to sites with more than one building
and when any building facade is longer than
150 feet.
Standard 3.2.1
Volumetric Break
Applies to any building facade
longer than 100 feet.
Standard 3.4 and Standard 3.5
Ground-Floor Commercial and Residential
Applies to the ground-floor facade
of all buildings.
Standard 3.2.4
Facade Design Elements
Applies to all building facades.
Standard 3.2.3
Upper-Story Facade Variation
Applies to any building facade
longer than 20 feet.
Standard 3.3.1
Roof Variation
Applies to any continuous
rooflines longer than 50 feet.
Figure 3-2. Building Design Standards Applicable to Large and Small Buildings Standard 3.2.2
Upper-Story Facade Offset
Applies to any building facade
longer than 30 feet.
2026-08-26 Item #10D Page 57 of 231
3.1. Building and Unit Size
3.1.1 Maximum Building Size: The maximum
length of any building facade shall not exceed
200 feet in length, as shown in Figure 3-3.
3.1.2 Building Separation: Multiple buildings
on the same site shall be separated by at least
20 feet if any building on the site has a building
facade length that is longer than 150 feet, as
shown in Figure 3-3.
3.1.3 Maximum Average Unit Size: The
maximum average size of dwelling units
in the project shall not exceed 800 square
feet of floor area for rental projects, and 900
square feet of floor area for ownership projects,
except for projects that are utilizing EMC
Sections 30.21.200- 30.21.220, “AB 2011 MixedIncome” Housing Development Projects under Government Code Sections 65912.120, et seq.
Ownership projects include all projects with a
condominium map or where units may be sold
individually. For purposes of compliance with
this requirement, only floor area within dwelling
units shall be used to calculate the average unit
size for a project.
8 3 Building Design DESP ODS
Figure 3-3. Building Size and Building Separation Requirements Building separation
Building separation
Example of building separation as described in
Standard 3.1.2.
Maximum Building Size
200 ft
Minimum
Building Separation
20 ft.
2026-08-26 Item #10D Page 58 of 231
3.2. Facades
3.2.1 Volumetric Breaks: No building facade, or
portion of a building facade, shall extend more
than 100 feet along a street frontage without
incorporating a volumetric break (see Figure
3-4). Volumetric breaks shall be subject to the
following standards:
A. A volumetric break shall extend from the
finished grade to the top of the roof.
B. A volumetric break shall measure a
minimum of 15 feet deep and a minimum
of 15 feet wide, except when it is located at
the corner of a building, in which case the
volumetric break shall measure a minimum
of 15 feet deep and a minimum of 30 feet
wide.
C. No building feature may extend beyond
the structural envelope and encroach into
a volumetric break except for the following,
which may extend up to two feet from the
building facade:
i. Roof projections such as eave, cornice,
and eyebrow projections.
ii. Openly supported architectural
projections, including trellises.
iii. Bay windows.
iv. Private outdoor amenity space.
D. Private outdoor amenity space and
common open space located at groundfloor may be located within the area of a volumetric break.
E. No parking shall be located within a
volumetric break.
9 3 Building Design DESP ODS
Maximum Facade
Length 100 ft. Without
Volumetric Break
Minimum
15 ft.
Figure 3-4. Volumetric Break Requirements
15 ft
15 ft
Volumetric
Break
Example of volumetric break as described in
Standard 3.2.1.
2026-08-26 Item #10D Page 59 of 231
3.2.2 Upper-Story Facade Offset: No upper-story
building facade, or portion of an upper-story
building facade, including within a volumetric
break, shall extend more than 30 linear feet
without incorporating a facade offset (see
Figure 3-5):
A. A facade offset shall measure a minimum
of six feet wide and a minimum of three feet
deep as a projection or recession from the
building facade.
B. Facade offsets shall extend to every
story above the ground-floor of the building
facade, but may also be included as part of
the ground-floor.
10 3 Building Design DESP ODS
30 ft 6 ft 30 ft
30 ft >6 ft
Example of upper-story facade offset.
3 ft 6 ft
Examples of facade offset as described in
Standard 3.2.2.
Figure 3-5. Upper Story Facade Offset Requirements
2026-08-26 Item #10D Page 60 of 231
3.2.3 Upper-Story Facade Variation: Building
facades shall include one or more of the
following at least every 20 linear feet, on every
story above the ground-floor (see Figure 3-6):
A. Dormers.
B. Cross gables.
C. Porches.
D. Balconies.
E. Bay windows.
F. Other architectural features that project
or recess a minimum of two feet from
the building facade. A change in depth
using appliques, trim, or other exterior
finish material change does not satisfy the
requirement to provide facade variation.
11 3 Building Design DESP ODS
Figure 3-6. Facade Variation Requirements
20 ft 20 ft
20 ft
20 ft
Examples of facade variation.
Examples of facade variation shown above include
changes in facade depth, porches, and balconies as
described in Standard 3.2.3.
Balconies
Bay windows
Porches
2026-08-26 Item #10D Page 61 of 231
3.2.4 Facade Design Elements: At least two
of the following facade design elements are
required on all building facades (see Figure 3-7):
A. An exterior finish material on the facade
of the ground-floor that is different from
the exterior finish material on the facade of
upper floors.
B. A change in exterior finish material from
the primary material.
i. Green walls may apply.
ii. Different color applications do not
apply.
C. A belt course or belly band.
D. Awnings.
E. Shutters.
F. Facade screens with material
perforations.
3.2.5 Blank Walls: Where building facades
face a public street or common open space,
and exceed 50 feet in length without windows
or doors, at least one of the following shall be
incorporated:
A. Green walls.
B. Art features.
12 3 Building Design DESP ODS
Change in material
Change in material
Awnings
Awnings
Example of Facade Design Elements at the groundfloor as described in Standard 3.2.4.
Figure 3-7. Required Building Facade Design Elements
Design elements
Belt
course
Awning
Facade screens
Examples of facade design elements.
Change in material
2026-08-26 Item #10D Page 62 of 231
3.3. Roofs
3.3.1 Roof Variation: Roofs shall not run in a
continuous roofline for more than 50 linear
feet, as shown in Figure 3-8, without one of the
following:
A. A change in the height or depth of the
roofline that is a minimum of three feet from
the building facade, as shown in Figure 3-9.
B. A change in pitch or slope of the roofline,
as shown in Figure 3-10.
C. Architectural or roof features such as
parapets, varying cornices, chimneys, or
reveals, as shown in Figure 3-11.
3.3.2 Pitched Roofs: Pitched roofs shall have a
minimum 3:12 pitch. Roofs with a shallower pitch
shall be considered a flat roof.
3.3.3 Flat Roofs: Flat roofs shall be consistent
with the following standards:
A. A parapet shall be provided around the
entire perimeter of the flat roof.
B. The interior side of parapet walls shall not
be visible from a common open space or the
public right-of-way.
3.3.4 Rooftop Equipment: All rooftop
equipment shall be located away from edge
of the roof, be screened on all sides by an
opaque screen as tall as the highest point of the
equipment and not visible from the public rightof-way, and must comply with the standards in EMC Chapter 30.40, Performance Standards.
3.3.5 Flashing, Exhaust, Ventilation, etc.: All
flashing, sheet metal vents, exhaust fans,
ventilators, and pipe stacks shall be screened
using the same materials and finishes as the
building.
3.3.6 Prohibited Roof Materials: The following
shall not be permitted as roof materials:
A. Corrugated metal.
B. Florescent, neon, or other high-contrast
or brightly colored materials.
C. Reflective or mirrored materials.
3.3.7 No Illumination of Roofs: Roofs shall not
be lit from within, lit on the exterior, or include
specific illumination of roof material.
13 3 Building Design DESP ODS
Figure 3-8. Requirements for Change in Roofline
Architectural elements Change in height Change in pitch 50 ft
2026-08-26 Item #10D Page 63 of 231
14 3 Building Design DESP ODS
Flat roofs with
change in depth
3 ft
Flat roofs with
change in height
3 ft
Change in roof
height
Change in pitch
and slope
Architectural
features
Architectural
features
Figure 3-9. Change in Height and Depth of Roof
Figure 3-10. Change in Pitch of Roof
Figure 3-11. Roof Change with Architectural Feature
2026-08-26 Item #10D Page 64 of 231
3.4. Ground-Floor Commercial
3.4.1 Ground-Floor Commercial Occupant
Spaces: Each ground-floor commercial
occupant space shall include all the following:
A. Retail bays, included as part of the
ground-floor commercial occupant space,
shall be a minimum of 25 feet and a
maximum of 35 feet in width.
B. Ground-floor commercial occupant
spaces shall have a minimum depth of 50
feet.
C. Each ground-floor commercial occupant
space shall include at least one entrance that
is located along a street frontage, pedestrian
walkway, or common open space as shown
in Figure 3-12.
D. All ground-floor commercial facades
located along a street frontage, pedestrian
walkway, or common open space shall
include windows and doors for a minimum
of sixty percent (60%) of each ground-floor
facade as shown in Figure 3-13.
E. Transparent or translucent glazing is
required for all windows and doors on each
ground-floor commercial facade. Opaque,
reflective, or dark tinted glass that obstructs
the view of the interior of the building from
the public street is not permitted, unless
otherwise required by the EMC for sensitive
uses.
Note
The methodology for determining the
surface area of the ground-floor facade
is included as part of the definition
for facade, surface area in Chapter 9,
Glossary.
15 3 Building Design DESP ODS
Example of entrance facing common open space.
Example of ground-floor transparency.
At least 60% of the ground floor commercial facade
must be transparent windows and doors
2026-08-26 Item #10D Page 65 of 231
16 3 Building Design DESP ODS
At least one entrance per
retail space facing street
frontage, pedestrian
walkway or common open
space
Transparent or translucent glazing
At least 60% of the ground-floor commercial facade
must be transparent windows and doors
Figure 3-12. Ground-Floor Commercial Entries
Figure 3-13. Transparency Requirements for Ground-Floor Commercial 25-35 feet
Retail bay
2026-08-26 Item #10D Page 66 of 231
3.4.2 Ground-Floor Commercial Entrances:
Entrances to ground-floor commercial occupant
spaces shall provide two or more of the
following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection device, such as an
awning, canopy, or other shade structure
above each retail space, which may encroach
into the public right-of-way through an
approved encroachment permit.
C. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
D. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
E. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
F. Signage shall be consistent with the
requirements in EMC Section 30.60, Signs.
17 3 Building Design DESP ODS
A
C
D
B
F
Example applications of ground-floor commercial
requirements. Letters correspond to standards
described in Standard 3.4.2.
2026-08-26 Item #10D Page 67 of 231
3.5. Ground-Floor Residential
3.5.1 Location of Ground-Floor Residential
Entries: Where residential units are provided on
the ground-floor, the following shall apply:
A. Shared residential entries or individual
residential entries, shall be separated from
nonresidential entries.
B. Shared residential entries and lobbies
shall be located along the street frontage
or common open space, and shall not be
located along an alley.
C. Individual residential entries shall be
located on the street frontage or common
open space.
D. Individual primary residential entries are
not allowed at the rear of buildings or along
alleys.
18 3 Building Design DESP ODS
Examples of location of residential entries
requirements. Letters correspond to standards
described in Standard 3.5.1.
C
B
A
2026-08-26 Item #10D Page 68 of 231
3.5.2 Individual Ground-Floor Residential
Entries: Individual residential entries on the
ground-floor shall provide an individually
recognizable entry, as shown in Figure 3-14, by
using two or more of the following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection devices, such as
an awning, canopy, or overhang above
each residential entry, which may encroach
into the public right-of-way with an
encroachment permit.
C. Individual stoop, entrance patio, terrace,
or forecourt with an entry that has a change
in height of at least three feet in height from
finished grade.
D. A minimum three-foot change in facade
depth from the ground-floor facade.
E. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
19 3 Building Design DESP ODS
A
E
D
B
C
Example of individual residential entry requirements.
Letters correspond to standards described in
Standard 3.5.2.
Figure 3-14. Individual Ground-Floor Residential Entries Change in
exterior finish
material
Weather
protection device
2026-08-26 Item #10D Page 69 of 231
3.5.3 Shared Ground-Floor Residential Entries:
Shared residential entries on the groundfloor, including lobbies, must provide a distinct building entry, as shown in Figure 3-15, by
incorporating three or more of the following
elements:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. Windows and doors with transparent or
translucent glazing for a minimum coverage
of 60%.
C. A weather protection device, such as
a canopy, awning, or overhang and may
encroach into the public right-of-way
through an approved encroachment permit.
D. Forecourt or plaza adjoining the entry
with a change in height of at least three feet
in height from finished grade.
E. A change of exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
3.5.4 All Residential Entries: Individual and
shared residential entries shall comply with the
following:
A. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
B. Signage shall comply with EMC Chapter
30.60, Signs.
20 3 Building Design DESP ODS
A
E
C
D
B
Examples of shared residential entry requirements.
Letters correspond to standards described in
Standard 3.5.3.
Recessed entry and weather
protection element
Change in building material
Transparent entry
Figure 3-15. Shared Ground-Floor Residential Entries
2026-08-26 Item #10D Page 70 of 231
3.6. Architectural Detailing, Materials, and Colors
3.6.1 Windows: Window treatments shall be
designed utilizing one of the following methods:
A. Built-up window sills and trim, at a
minimum ½-inch thick from the face of the
adjoining wall.
B. Recessed windows with at least two
inches provided from the face of the
adjoining wall to the window glass surface.
3.6.2 Exterior Finish Materials: A building shall
include more than one primary exterior finish
material, but no more than three primary
exterior finish materials.
3.6.3 Changes of Exterior Finish Materials:
Transitions between exterior finish materials
shall occur on the inside corner of all changes in
the plane of the building facade.
3.6.4 Natural Materials: The following natural
exterior finish materials shall not be painted:
A. Terra cotta.
B. Tile.
C. Stone.
D. Copper.
3.6.5 The following colors and materials are not
permitted as exterior finish materials or accent
materials on a building facade:
A. Fluorescent or neon colors.
B. Corrugated metal.
C. Plywood.
D. Unfinished wood siding.
E. Reflective or mirrored surfaces.
21 3 Building Design DESP ODS
Standard 3.6.5
Finished wood
Standard 3.6.2 More than one primary material
Standard 3.6.1 Window treatment
Examples of architectural detailing, materials, and
color.
2026-08-26 Item #10D Page 71 of 231
22 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS
4. RESIDENTIAL COMMON OPEN SPACE AND
PRIVATE OUTDOOR AMENITY SPACE
Requirements and standards for the design of common open space and private outdoor amenity space areas. The following development standards shall apply:
4.1. Required Common Open
Space and Private Outdoor
Amenity Space
4.1.1 The requirements for common open
space and private outdoor amenity space shall
supersede the requirements found in EMC
30.16.010.D, Higher Density Single-Family and
Multiple-Family Residential Zones (R-11/R-15/R20/R-25).
A. Projects subject to the requirements
of the R-30 Overlay shall comply with the
common open space and private outdoor
amenity space requirements of EMC
30.16.010.E, Residential 30 Overlay Zone (R30 Overlay).
4.1.2 Common Open Space: A minimum of
200 square feet of common open space per
residential unit shall be provided and is allowed
within the required setback area.
4.1.3 Private Outdoor Amenity Space: A
minimum of 100 square feet of private outdoor
amenity space per residential unit shall be
provided.
4.1.4 Combined Amenity Space and Open
Space: Common open space and private
outdoor amenity space may be combined for a
total of 300 square feet of common open space
per residential unit, located on-site, and shall
meet the requirements of common open space
under 4.2 of this Section.
4.2. Common Open Space
4.2.1 If a project has less than 10 units, each
common open space area shall measure a
minimum of 5 feet by 15 feet. If a project has 10
to 25 units, each common open space area shall
measure a minimum of 10 feet by 25 feet. If a
project has more than 25 units, each common
open space area shall measure a minimum of
20 feet by 25 feet.
4.2.2 Common open space shall be designed to
be visible from inside abutting residential units,
such as windows located at building entrances
or as part of residential units.
4.2.3 Common open space shall be accessible
and made available for use by all residents and
tenants.
4.2.4 A minimum of twenty percent (20%) of the
required common open space shall be planted
with live planting, trees, ground cover, and/or
shrubs.
4.2.5 Lighting shall be provided throughout
common open space and shall comply with the
standards in EMC Chapter 30.40, Performance
Standards.
4.2.6 Common open space shall not be allowed
on the roof of the uppermost floor.
4.2.7 Walkways are excluded from the required
area for common open space.
4.2.8 At least eighty percent (80%) of the total
required common open space area shall be
open from ground to sky.
2026-08-26 Item #10D Page 72 of 231
23 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS Examples of common open space. Letters correspond to standards described in Standard 4.2.11.
B
A
C
G
H
J
I
J
N
L
4.2.9 Common open space amenities shall
be provided to meet the minimum number of
common open space amentities identified in
Table 4-1.
Table 4-1. Required Common Open Space
Amenities
Number of Units
Minimum Number of
Common Open Space
Amenities
9 units or less At least 2
10 – 25 units At least 3
26 or more units At least 4
4.2.10 Eligible common open space amenities
include:
A. Children’s play area.
B. Swimming pool area.
C. Basketball half-court, pickleball, tennis or
other multi-sport area.
D. Game court, such as bocce, chess,
cornhole or shuffleboard court.
E. Fitness trail.
F. Outdoor gym.
G. Picnic area.
H. Dog park.
I. Community garden.
J. Open lawn.
K. Bike racks and bike parking.
L. Plaza or seating area with fixed or
movable seats.
M. Outdoor barbeque or cooking area.
N. Interactive public art, sculptures, or other
art features.
2026-08-26 Item #10D Page 73 of 231
24 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS Examples of private outdoor amenity space. Letters
correspond to standards described in Standard 4.3.2.
B
E
A
4.3. Private Outdoor Amenity Space
4.3.1 Private outdoor amenity space shall have a
minimum width of five feet in any direction.
4.3.2 Eligible private outdoor amenity space
may consist of one or more of the following:
A. Balconies.
B. Patios.
C. Gardens.
D. Porches.
E. Stoops.
F. Decks.
G. Private yards.
H. Terraces.
4.3.3 Private outdoor amenity space shall not
be allowed on the roof of the uppermost floor.
2026-08-26 Item #10D Page 74 of 231
5. SITE DESIGN AND LANDSCAPING
Standards for landscaping, grading and slopes, walls and fencing, and streetscape design. The following development standards shall apply:
5.1. Site Landscaping
5.1.1 A minimum of fifty percent (50%) of the
net lot area located outside of the building
footprint shall be constructed or maintained as
permeable surface materials.
5.1.2 Site landscaping shall comply with the
applicable requirements of EMC Chapter 23.26,
Water Efficient Landscape Regulations.
5.1.3 Plants that are identified as invasive plant
species shall not be allowed in any existing or
proposed landscaped area.
5.1.4 A minimum of fifty percent (50%) of the
total landscaped area shall be planted with
southern California native species, as required in
EMC 23.27.020, Native Plants.
5.1.5 A minimum of 30 trees per net acre shall
be required as part of the projects landscaping
and at least 50% of the proposed trees shall be
planted with southern California native species
as defined in EMC 23.27.020, Native Plants.
5.1.6 Where screen type landscaping has been
provided, the following shall apply:
A. Tree species shall be provided at a
minimum 24-inch box size.
B. Shrubs shall be provided at a minimum
five-gallon size and be dense and fastgrowing.
C. Grasses and deciduous plants shall not be
used for screening purposes.
5.1.7 Landscaping shall not exceed four feet in
height within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access.
5.1.8 Mature trees located on a public or
private development site shall be preserved
and incorporated into the design of the project
development to the extent feasible. If a mature
tree must be removed to accommodate
proposed development, it shall be replaced
at a three-to-one (3:1) ratio on the project site
which is in addition to the EMC 30.16.010.D.6
tree requirement. If all replacement trees
are southern California native species, the
replacement ratio shall be reduced to a two-toone (2:1), or unless superseded by the adoption of the City of Encinitas Mature Tree Ordinance.
25 5 Site Design and Landscaping DESP ODS
Example of site landscaping. Examples of screen type landscaping. 2026-08-26 Item #10D Page 75 of 231
5.2. Grading and Slopes
The following requirements shall apply to lots
with an average slope greater than ten percent
(10%):
5.2.1 Variable slope gradients shall be provided
through the following (see Figure 5-1):
A. Slopes shall retain a natural appearance
by being within ten percent (10%) of existing
slope for first 10 horizontal feet at the top
and bottom of slope.
B. Slopes shall have contours of
varied gradients from 2:1 to 5:1, unless
demonstrated safe by specific site
engineering studies and approved by the
Encinitas Engineering Department.
5.2.2 Buildings shall be integrated into the
topography of the site through one of the
following methods:
A. Buildings shall utilize existing pad areas
and site grading shall follow existing grade
contours for a minimum of fifty percent
(50%) of the parcel.
B. Buildings shall be located on the lower
fifty percent (50%) of a hillside lot (see Figure
5-2).
C. Buildings shall utilize smaller building
pads that gradually terrace up existing
hillsides (see Figure 5-3).
26 5 Site Design and Landscaping DESP ODS
Figure 5-1. Varied Slope Gradients
Figure 5-2. Development on the Lower Part of
a Hillside Lot
Figure 5-3. Terraced Building Pads
Lot Line
50%
5-FOOT
LANDSCAPE AT EACH SIDE
Lot Line
Gradual
building pads
Required
within 10%
of existing slope
Existing slope
Existing slope
Prohibited
2026-08-26 Item #10D Page 76 of 231
5.2.3 On portions of the site that are sloped ten
percent or less (≤10%), the following shall apply:
A. Minimize the visual impact of grading by
locating eighty percent (80%) or more of the
cut and fill surface area under the buildings.
B. Hillside lot cuts shall be limited to the
area required for the structure, and shall not
be extended to create flat surfaces for yard
and recreational areas.
5.2.4 Proposed building pads and foundation
walls shall be a maximum of two feet above the
finished grade and shall be screened using one
or more of the following methods:
A. Porches, stoops, or patios integrated
into the design of the ground-floor facing
the public right-of-way or a common open
space.
B. Material cladding that matches the
cladding of the floors above, and a minimum
five-foot-wide landscaped area immediately
adjoining the building facade.
5.2.5 Site drainage shall comply with the
following:
A. All site drainage shall be conveyed to
vegetated areas or other approved areas
of the site in a manner consistent with the
City’s Jurisdictional Regional Stormwater
Management Program and Engineering
Design Manual, Chapter 6: Drainage Design
Requirements.
B. All hardscape and pedestrian walkways
shall be graded to facilitate drainage.
5.2.6 Landscaping shall be provided on all
graded slope areas and shall be installed prior to
building occupancy.
27 5 Site Design and Landscaping DESP ODS
Example of porches, stoops, and patios in ground-floor building frontages, as described in Standard 5.2.4(A). 2026-08-26 Item #10D Page 77 of 231
5.3. Walls and Fencing
5.3.1 Fences and walls shall comply with EMC
30.16.010.G, Fences and Walls.
5.3.2 A fence or wall located adjacent to a public
sidewalk or trail shall include an illuminated
pedestrian entry gate a minimum of every 100
feet and shall be compliant with EMC 30.40
Performance Standards.
5.3.3 Retaining walls shall comply with all the
following:
A. The total height shall be no greater than
six feet from the lowest finished grade.
B. In any required front or street side yard
area, the height shall not exceed four feet
from the lowest finished grade.
C. The sides of a retaining wall visible from
the public right-of-way shall be finished in
stone, stucco, masonry, or landscaping.
5.3.4 Where all grading requirements are met
and the retaining requirement exceeds six feet,
a maximum of three freestanding or retaining
walls within 20 horizontal feet are permitted,
if a four feet minimum landscaped step-back
is provided between each proposed wall with
a maximum height of six feet for each wall as
shown in Figure 5-4.
28 5 Site Design and Landscaping DESP ODS
Landscaping above a retaining wall, as described in
Standard 5.3.3(C).
Figure 5-4. Freestanding or Retaining Walls with Grading 6 ft.
maximum
4 ft. minimum
20 ft. maximum
2026-08-26 Item #10D Page 78 of 231
5.3.5 Freestanding walls or fencing along the
perimeter of the property shall be a maximum
of six feet tall and shall comply with the
following:
A. Metal fencing shall be finished or painted
to match the exterior finish material of the
nearest facade.
B. Provide screen type landscaping, vertical
plantings or climbing vines along the entire
length of the wall or fence.
C. Chain link, barbed and razor wire fencing
shall not be permitted.
5.3.6 Within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access, walls and fences shall not exceed four
feet in height.
5.3.7 Unfinished concrete block walls shall not
be permitted.
5.4. Streetscape Design
5.4.1 Sidewalk and street improvements
required as part of a project shall comply with
applicable requirements from the Downtown
Encinitas Specific Plan Section 4.7, Streetscape
Concepts and Chapter 5, Circulation Plan and
the City’s Public Road Standards.
5.4.2 A minimum of one hundred percent
(100%) of landscaping in the public right-of-way
shall be planted with southern California native
species, as required in EMC 23.27.020, Native
Plants.
5.4.3 Street trees shall comply with the
following, or as amended:
A. EMC 23.27.020, Native Plants.
B. Chapter 15.02, Municipal Tree Ordinance.
C. Downtown Encinitas Specific Plan
Chapter 7, Street Tree Master Plan.
D. Urban Forest Management Program
Administrative Manual of Procedures.
E. Any other City approved street tree list or
regulations.
29 5 Site Design and Landscaping DESP ODS
Example of streetscape design in Standard 5.4
2026-08-26 Item #10D Page 79 of 231
6. LIGHTING DESIGN
Standards for exterior lighting and exterior light fixtures used on site and on building facades. The following development standards shall apply:
6.1. Exterior Lighting
6.1.1 All lighting shall conform with EMC
Chapter 30.40, Performance Standards or
unless superseded by the adoption of a Dark Sky
Ordinance.
6.1.2 All building entrances shall be lit as
required under the California Building Code.
6.1.3 Exterior lighting shall be programmed with
dusk to dawn lighting for safety and security in
the following areas:
A. Pedestrian walkways.
B. Vehicular circulation areas.
C. Entrances.
D. Parking.
E. Common open space.
6.2. Exterior Light Fixtures
6.2.1 Exterior light fixtures shall be positioned,
hooded, fully shielded, and downward-facing
to direct light away, minimize glare, and reduce
light trespass within the project site and from
any street or adjoining properties.
6.2.2 Exterior light fixtures shall be:
A. Finished in a material or color that
matches the abutting roof, wall, or trim
material, and/or color.
B. Located below the roof eave or a
maximum of 14 feet above the finished
grade, whichever is less.
6.2.3 Exterior light fixtures shall not include:
A. Blinking, moving, or changing intensity of
illumination.
B. An adjustable aiming angle that creates
skyglow and light trespass.
C. Colored lamps or filters.
6.2.4 The following types of exterior light
fixtures are not subject to these requirements:
A. Decorative landscape lighting fixtures of
50 watts or less.
B. Holiday lighting.
6.2.5 Freestanding lamp posts shall be no taller
than 18 feet.
6.2.6 Bollards with lights shall be no taller than
42 inches as measured from finished grade to
top of bollard.
6.2.7 Floodlight fixtures may only be used for
service areas and shall be:
A. Mounted to be downward directed only.
B. Located no higher than the first story or
14 feet above finished grade, whichever is
less.
C. Motion-sensor activated at all times.
D. Positioned so the light generated by the
fixtures is contained within service area
boundaries and enclosure walls.
30 6 Lighting Design DESP ODS
Examples of lighting fixtures from Standard 6.2.
2026-08-26 Item #10D Page 80 of 231
7 Access and Parking
7. ACCESS AND PARKING
Requirements for vehicle access, parking, and pedestrian circulation used in addition to other City standards.
7.1. Vehicle Access
7.1.1 All vehicle access points shall be
coordinated with streetscape design and
circulation improvements.
7.1.2 The number of vehicle access points shall
comply with all of the following:
A. Lots with 100 linear feet of street
frontage or less shall have a maximum of
one vehicle access point from the street,
unless precluded by other applicable City
standards.
B. Lots with greater than 100 linear feet of
street frontage shall have a maximum of two
vehicle access points from the street.
7.1.3 Vehicle access point(s) shall be located as
follows:
A. Where the lot abuts an alley, one vehicle
access point shall be from the alley.
B. Where a corner lot fronts primary street
and a side street, one vehicle access point
shall be from the side street, if not provided
from an alley.
7.1.4 For projects with more than 25 units,
decorative paving, consisting of stamped or
stained concrete, pavers, and or cobblestones,
shall be required for a minimum depth of 20
feet and spanning the width of the project’s
driveway entries.
7.1.5 Vehicle access gates, if proposed, shall be
located a minimum of 18 feet from the right-ofway, ally or back of sidewalk, whichever is greater (see Figure 7-1).
A. Controlled entrances providing access
to more than 50 units shall be located a
minimum of 36 feet from the right-of-way or
back of sidewalk, whichever is greater.
31 DESP ODS
Figure 7-1. Driveway Entry Length
Driveway entry
18’
Street
Driveway entry for over 50 units
36’
Back of sidewalk
Street
2026-08-26 Item #10D Page 81 of 231
7 Access and Parking
7.2. Parking
7.2.1 All off-street parking shall comply with
the EMC Chapter 30.54, Off-Street Parking and
the City of Encinitas Off-Street Parking Design
Manual, as amended.
7.2.2 Private garages shall comply with
the applicable accessory buildings and use
requirements in the EMC Section 30.48.040,
Residential and Agricultural Zones.
7.2.3 Covered and uncovered surface parking
areas, shall comply with all the following:
A. Surface parking areas shall be located in
the rear of the lot and located behind the
building.
B. Where a surface parking area is located
within 15 feet of a ground-floor bedroom
window(s), the parking area shall be oriented
or screened to prevent visual intrusion into
the building from vehicle lights.
C. Curbs and wheel stops are required
where a surface parking area abuts a
building, pedestrian walkway, or common
open space to prevent encroachment.
D. Landscaping within surface parking
areas shall comply with the requirements
of EMC Section 30.54.060, Parking Area
Landscaping.
E. Surface parking areas shall provide one
tree for every five parking spaces.
7.2.4 Where surface parking areas that are
adjacent to a public street, a buffer area that is
a minimum of 5 feet wide, measured from the
back of sidewalk or street curb to the parking lot
paving, whichever is greater shall be provided
and shall include screening that is at least 3 feet
tall consisting of landscaping and/or planted
earth berms.
7.2.5 At least seventy-five percent (75%) of any
public street-facing facade of parking structures
shall be screened with one or more of the
following:
A. Building floor area.
B. Screen type landscaping.
C. Ornamental screens in a finish matching
the finishes of the building.
D. Public art or murals.
7.2.6 Individual garage doors shall be oriented
to face one of the following:
A. Other garage doors.
B. Covered or uncovered surface parking.
C. An interior lot line.
D. An alley.
7.2.7 Individual garage doors shall be recessed
into the garage wall a minimum of 4 inches to
provide shadow and relief.
7.2.8 Attached private garages, carports, and
accessory buildings located along a public rightof-way shall be setback a minimum of two feet from the primary building facade and shall use
the same building materials, articulation, and
colors as the building they serve.
7.2.9 A public alley may be counted toward the
required back-out and maneuvering aisle space
for on-site parking that is immediately abutting
an alley, and pursuant to the City of Encinitas
Off-Street Parking Design Manual.
32 DESP ODS
Individual garage doors facing each other.
Example of covered and uncovered parking area.
2026-08-26 Item #10D Page 82 of 231
7 Access and Parking
7.3. Pedestrian Circulation
7.3.1 A continuous pedestrian walkway shall be
provided to connect all of the following to each
other:
A. Residential unit entries.
B. Common open space.
C. Shared amenities, such as fitness centers,
community spaces and mailboxes.
D. Parking areas.
E. Public sidewalks.
F. Trails.
G. Trash service areas.
7.3.2 Continuous pedestrian walkways shall be
a minimum of 4 feet wide and consist of the
following:
A. A paved pedestrian walkway that meets
ADA Standards for Accessible Design.
B. Pedestrian crossings in areas with
vehicle circulation shall be clearly identified
by paving materials or colors that are
different from and in high contrast to the
surrounding paving materials or colors.
C. Incorporate lighting programmed with
dusk to dawn lighting for safety and security
and shall be compliant with EMC 30.40
Performance Standards.
7.3.3 Continuous pedestrian walkways shall
be constructed in one or more of the following
materials:
A. Concrete.
B. Stamped concrete.
C. Concrete pavers.
D. Permeable surface materials that
conform with the Standards for Accessible
Design pursuant to the California Building
Code.
E. High contrast painted crossings,
permitted only in areas with vehicle
circulation.
33 DESP ODS
Example of continuous pedestrian walkway
connecting residential unit entries.
Example of pedestrian crossing areas clearly
identified from vehicle circulation.
2026-08-26 Item #10D Page 83 of 231
8 Service Areas, Utilities and Equipment
8. SERVICE AREAS, UTILITIES AND EQUIPMENT
Standards for services areas, utilities, and equipment needed for the function of buildings. The following development standards shall apply:
8.1. Service Areas
8.1.1 Storage, service areas, and loading areas
shall be located in the rear of the lot and shall
not be visible from the public right-of-way.
8.1.2 Storage, service areas, and loading areas
shall comply with EMC 30.40, Performance
Standards.
8.1.3 Trash and recycling areas shall be provided
within enclosures or view-obstructing gates that
comply with all of the following:
A. Enclosures shall not be located in the
front yard or abut residential units or any
private outdoor amenity space or common
open space.
B. Enclosures shall incorporate a pedestrian
walkway from the building to the enclosure
and have a pedestrian access gate with a
minimum width of 36 inches.
C. Enclosures shall be constructed of a
six-foot high masonry wall on at least three
sides and shall not be visible from the public
right-of-way.
D. The enclosure and gates shall be finished
in a material that matches the building’s
color and materials.
8.2. Wall- and Ground-Mounted
Equipment
8.2.1 Wall- and ground-mounted equipment
is not allowed between front or side street
building facades and the public right-of-way.
8.2.2 Wall- and ground-mounted equipment
must meet the requirements of EMC 30.40,
Performance Standards.
8.2.3 Wall- and ground-mounted equipment
shall not be visible from the public right-of-way
using one or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
C. All screen elements for wall- and groundmounted equipment shall be as tall as the highest point of the equipment being
screened.
8.3. Utilities
8.3.1 Ground-mounted utilities shall be
consolidated in a single area, screened, and
not visible from the public right-of-way, unless
otherwise required by a private utility, using one
or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
8.3.2 All screening elements for groundmounted utilities shall comply with the minimum clearance required by the regulating
utility.
8.3.3 Utility service areas, such as electrical
elements, including wires, conduits, junction
boxes, ballasts, transformers, and switch and
panel boxes shall be concealed within the
building or designed consistently with the
primary building colors and materials. No
electrical elements shall be mounted on any
building elevations facing a primary frontage or
street frontage unless they are not visible from
the public right-of-way.
8.3.4 All utilities and utility service areas may
be located in a ground-floor transition setback
provided they are screened or concealed from
view with one of the methods provided in
Standard 8.2.3.
8.3.5 All utilities must meet the requirements of
EMC 30.40, Performance Standards.
34 DESP ODS
2026-08-26 Item #10D Page 84 of 231
9 Glossary
9. GLOSSARY
A
Abut – To share a common property line,
including where parcels touch consistent with
EMC Section 30.040.010, Definitions.
Adjoining –A parcel of land that (i) abuts another
parcel of land; or (ii) are separated from another
feature as described in EMC Chapter 30.21,
Residential in Commercial Zones Pursuant to
State Law.
Alley – A public or private way permanently
reserved as a secondary means of access
to abutting property. (Source: EMC Section
30.040.010, Definitions).
Applique – A decorative ornament applied to a
surface of a building, usually a wall or a ceiling,
to add design and visual interest.
Architectural feature – Individual characteristic,
detail, components, material, and other feature
used to design, build, or finish a building.
Art features – Hanging flower baskets,
mosaic murals, painted murals, rock gardens,
sculptures, water features, unique landscaping,
or any other art feature as determined by the
decision-making body.
Awning – A shelter supported entirely from the
exterior wall of a building and composed of nonrigid and rigid material including the supporting framework.
B
Balcony – A projecting platform on a building,
sometimes supported from below, sometimes
cantilevered; enclosed with a railing or
balustrade.
Basement – Shall mean a level of a building
partly or wholly underground where more
than one half of its perimeter is less than or
equal to four feet above the lower of natural or
finished grade as defined in Section 30.16.010B6
of the Municipal Code. (Source: EMC Section
30.040.010, Definitions).
Bay window – A window that protrudes from
a wall, usually bowed, canted, polygonal,
segmental, semicircular, or square-sided in
plan; typically one story in height, although
sometimes higher.
Belly band – A decorative cladding that runs
horizontally around a house, sometimes referred
to as “midsection trim.”
Belt course – A molding or projecting course
running horizontally along the face of a building.
Bollard – A post used to separate or deter the
movement of people, micromobility devices, or
vehicles.
Building articulation – Variation in the depth
of the building plane, roofline, or height of a
structure that breaks up plain, monotonous
areas, and creates patterns of light and shadow.
Building square footage: The square footage
of a building floor shall be measured from the
exterior building wall and excludes any covered
required parking spaces.
Building volume – The volume of a building
measured from outside to outside of exterior
walls, but not including breezeways, porches, or
terraces.
C
Canopy – A permanent roof like structure
extending from part or all of a building face and
constructed of durable material which may not
project over a public right-of-way. (Source: EMC
Section 30.040.010, Definitions).
Chimney – A hollow shaft containing one
or more passages vertical or nearly so, for
conveying products of combustion. (Source:
EMC Section 30.040.010, Definitions).
Common open space – Land within a
development site, not individually owned or
dedicated for public use that is designed and
intended for the common outdoor use of the
residents of the development.
Cornice – Any molded projection which crowns
or finishes the part to which it is affixed,
including the exterior trim of a structure at the
meeting of the roof and wall.
Cross gable – Two or more gable rooflines that
intersect at a right angle.
35 DESP ODS
2026-08-26 Item #10D Page 85 of 231
9 Glossary
D
Diameter at standard height - The trunk
diameter when measured at a point fifty-four
(54) inches above the adjacent grade of the
base of the tree. Trunk diameter at standard
height shall be measured according to standard
arboricultural practice, as determined by the
City Arborist.
Dormer – A structure projecting above a sloping
roof, usually housing a vertical window. It is
not part of the roof structure but is framed
separately, and often provides daylight and
ventilation for a room located in a garret or loft
space. A dormer must be below the ridge of the
portion of the building’s roof where the dormer
is located and are not included in the average
building height calculation. The space within a
qualifying dormer shall not count as floor area.
E
Exterior finish material – Materials used to
protect exterior wall systems from the elements.
Exterior light fixture – Any light fixture mounted
on the exterior building facade that is not
required by the building code.
F
Facade – The building facade is made up of the
outer surfaces of all walls, or portions of walls,
that are visible when projected perpendicularly
to a single plane that is most parallel to the
closest abutting lot line, as shown in Figure 9-1.
For a corner lot, the building facade is
determined separately for each street frontage.
Facade, ground-floor: The ground-floor facade
is made up of the portion of the building facade
which is located on the ground-floor.
Facade, length: The length of the building
facade is the sum of the lengths of all walls
following all indentations along that portion of
the building, as shown in Figure 9-2.
Facade, surface area: The surface area of the
ground-floor building facade is determined by
multiplying the height of the ground-floor by
the length of the ground-floor building facade.
The surface area of the ground-floor building
facade includes the area of all doors and
windows.
36 DESP ODS
Length of building facade
A+B+C+D+E+F+G=
A
B C D
E
F
G
Street
Figure 9-1. Determination of Building Facade
Street
Building Facade
Street
Building Facade
Figure 9-2. Length of Building Facade
2026-08-26 Item #10D Page 86 of 231
9 Glossary
Floodlight – Any light fixture or lamp that
incorporates a reflector or a refractor to
concentrate and intensify the light output into a
directed beam.
Forecourt – An outdoor area in front of a
building.
Fully shielded – An outdoor light fixture shielded
or constructed so that light rays emitted by
the fixture are projected below the horizontal
plane passing through the lowest point on the
fixture from which light is emitted. (Source: EMC
Section 30.040.010, Definitions).
G
Glazing – The use of glass in the exterior surfaces
of buildings, including windows, doors, and
facades.
Green walls – A vertical structure covered by
vegetation using a variety of materials and
medium to provide soil and water to the
vegetation. Also referred to as living walls or
vertical gardens. Green walls do not rely on
growth medium at the base of the wall to
provide screen type landscaping and provide
plants on the vertical face of the green wall.
Ground-floor – The lowest floor of a building
that is above the natural or finished grade of a
building, as defined in EMC Section 30.16.010B6,
distinguished from a basement and from the
upper floors.
H
Hardscape – Paving material such as tiles;
mortared pavers; wood timbers; colored,
patterned concrete with a tile, brick, or stone
appearance; or a paving material with enhanced
concrete that has an exposed aggregate,
colored, or salt finish.
I
Inside corner – The internal angle of two
intersecting walls meet, forming a concave
shape. The opposite of an outside corner, which
projects outward.
Invasive plant species – Any plant listed on
either of the following lists: San Diego County
Invasive Weed Watch list and California Invasive
Plant Council (Cal-IPC) inventory list containing
one of the following ratings: high, moderate,
alert, and watch.
L
Lot line, front – See EMC Section 30.040.010,
Definitions.
Lot line, interior – See EMC Section 30.040.010,
Definitions.
Lot line, rear – See EMC Section 30.040.010,
Definitions.
Lot line, side – See EMC Section 30.040.010,
Definitions.
M
Mature tree – Any tree with an 9-inch or greater
trunk diameter at standard height, or unless
superseded by the adoption of the City of
Encinitas Mature Tree Ordinance.
O
Offset – The projection, recession, or shifting
of a building facade to create visual or spatial
contrast along an otherwise plain building
facade.
Overhang – A part of a roof that extends beyond
the exterior walls, providing weather protection,
shading, and adding architectural interest.
P
Parapet – A low wall at the edge of a wall that
extends entirely above the roof.
Patio – An outdoor space adjoining a building,
typically used for dining or recreation.
Pedestrian walkway – A defined space or
pathway for use by a person walking or using a
wheelchair.
Plaza – A paved area surrounded by or adjacent
to buildings, often embellished with sculpture,
fountains, and planting.
Porch – A covered, or partially covered, open-air
space projecting in front of the entrance of a
building.
Primary frontage – The length of the property
line along the public right-of-way or private
street. On corner lots, the primary frontage lies
along the street with the narrowest frontage.
All other street frontages are considered side
streets frontages.
37 DESP ODS
2026-08-26 Item #10D Page 87 of 231
9 Glossary
Primary material – An exterior finish material
that constitutes the largest share of all the
exterior building facades combined.
Private outdoor amenity space – An outdoor
area that is exclusively accessible to the
occupants of a specific property or unit.
Public right-of-way – A strip of land acquired
by reservation, dedication, forced dedication,
prescription or condemnation and intended
to be occupied by a road, crosswalk, railroad,
electric transmission lines, oil or gas pipeline,
water line, sanitary storm sewer and other
public uses. (Source: EMC Section 30.040.010,
Definitions).
R
Recessed entry - An entrance that is set back
from the main facade of a building.
Retail bay – The area on the ground-floor
between structural supports that provides a
regularly repeated spatial element and may be
used as an individual retail bay; or a combination
of multiple retail bays.
Retaining wall – A wall, either freestanding or
laterally braced, that bears against an earth or
other fill surface and resists lateral and other
forces from the material in contact with the side
of the wall, thereby preventing the mass from
sliding to a lower elevation.
Reveal – The side of an opening for a door or
window between the frame and the outer
surface of a wall, showing the wall’s thickness.
Required outdoor amenity space – The
portion of a property that must remain free
of permanent structures, though it may be
developed with landscaping, recreational
facilities, or other community-oriented features.
Roof – The external covering of a building
or structure above or covering any exterior
or interior vertical wall height. (Source: EMC
Section 30.040.010, Definitions).
Roofline – The top edge of the roof or top of
the parapet, whichever forms the top line of
the building silhouette. (Source: EMC Section
30.040.010, Definitions).
S
Screen type landscaping – Trees, shrubs, grass,
or other ornamental vegetation used to visually
shield or obscure a structure or use from
adjacent property.
Service area – Areas, spaces, facilities and
equipment serving the building (whether or
not located within the building), but to which
tenants and other occupants of the building
will not have access, including, but not limited
to, service elevators, mechanical, telephone,
electrical, trash and recycling areas, janitorial
and air and water refrigeration equipment and
similar rooms.
Setback, front yard – The area which defines
the depth of the required front yard. Setback
shall be measured from the street line or
the line established by the General Plan
Circulation Element, from private roads and
panhandles, and be measured therefrom by the
perpendicular distance prescribed for the front
yard setback of the zone in which the property
is located. (Source: EMC Section 30.040.010,
Definitions).
Setback, rear yard or side yard – The area that
defines the width or depth of the required
rear or side yard setbacks. Setbacks shall be
measured from the property line, removed
therefrom by the perpendicular distance
prescribed for the yard setback in the zone.
Where the side or rear yard abuts a street and
the side yard lot line is not otherwise an interior
lot line, the distance shall be measured as set
forth in “Setback, front yard.” (Source: EMC
Section 30.040.010, Definitions).
Shared amenities – A communal facility where
residents have access to.
Shared residential entries – A common
entryway used to access two or more residential
units.
Shutters – A movable screen or cover used to
cover an opening, especially a window.
Siding – An exterior wall covering.
Southern California native species – Shall have
the same definition as EMC 23.27.020, Native
Plants.
38 DESP ODS
2026-08-26 Item #10D Page 88 of 231
9 Glossary
Stoop – The steps which lead to the front door.
Street frontage – The length of any one property
line of a premises, which property line abuts a
legally accessible street right-of-way. (Source:
EMC Section 30.040.010, Definitions).
Stucco – An exterior wall covering made of
plaster applied over wood or metal lath. T
Terrace – A raised or built level platform with a
vertical or sloping front or sides.
Trellis – A garden structure of light, often
overlapped or crossing wood or metal members
used as an over-head or vertical sunshade and
plant support.
Trim – Picture molds, chair rails, baseboards,
handrails, door and window frames and similar
decorative or protective materials used in fixed
applications. (Source: California Building Code
2019 Section 202, Definitions) U
Unfinished wood siding – Raw, non–exteriorgrade wood that has no applied paint, stain, sealer, or any other coating or treatment to
protect it from exterior degradation. V
Variable slope gradients – A slope with multiple
changes in steepness and direction to provide a
natural landscaped appearance.
Volumetric break – A single or multiple volume
recess that reduces the overall building volume
for the purpose of reducing the appearance of
bulk in buildings. W
Weather protection device – Equipment or
structure designed to shield people, equipment,
or materials from the damaging effects of
adverse weather conditions like rain, wind, cold,
or extreme temperatures.
39 DESP ODS
2026-08-26 Item #10D Page 89 of 231
North 101 Corridor Specific Plan Amendments to Reference and Incorporate Multifamily and Mixed-Use Objective Design
Standards.
All new text is shown as underlined text and deleted text is shown as strikethrough text.
CHAPTER 1.0 SUMMARY
1.1 INTRODUCTION.
Amend the following Subsection:
The preparation of this document is called for by the City's General Plan in recognition of the North 101 Corridor’s unique character, needs, and opportunities. All components and requirements as specified in the General Plan have been addressed in this document which is made up of ten eleven chapters:
1. Summary
2. Community Vision and Specific Plan Goals
3. Use and Development Regulations
4. Design Recommendations
5. Circulation Plan
6. Public Facilities and Infrastructure
7. Historic Preservation Plan
8. Housing
9. General Plan and Local Coastal Program Compliance; and
10. Implementation.
11. Appendix
…
Add the following new Subsection:
1.1.3 OBJECTIVE DESIGN STANDARDS.
The North 101 Corridor Specific Plan Multifamily and Mixed-Use Objective Design Standards (NCSP ODS) are included as Chapter 11, Appendix to the specific plan and supersede the design recommendations and development standards when in conflict.
The NCSP ODS establish objective design standards that shall be applicable to all multifamily residential and mixed-use development projects within the North 101 Corridor Specific Plan area.
…
CHAPTER 3.0 USE AND DEVELOPMENT REGULATIONS
3.1 DEVELOPMENT STANDARDS.
2026-08-26 Item #10D Page 90 of 231
Amend the following Subsections:
…
All applicable provisions of Title 30 of the Encinitas Municipal Code shall apply to all properties within the North 101 Corridor Specific Plan area, except as otherwise specified herein. In addition, all multifamily residential and mixed-use development projects within the North 101 Corridor Specific Plan area shall first comply with the objective design standards included as Chapter 11, Appendix of the specific plan.
In the event of conflict, the objective design standards listed in Chapter 11, Appendix shall supersede and prevail over any specific plan’s development standards and design recommendations.
…
3.1.1 RESIDENTIAL ZONES
A. Zones: Residential 3 (N-R3)
Residential N-R3 (R-30 Overlay)
Residential 8 (N-R8)
Residential 11 (N-R11)
Residential 15 (N-R15)
Residential 20 (N-R20)
Residential 25 (N-R25)
…
3. Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under these zones. The NCSP ODS which are included as Chapter 11, Appendix shall supersede and prevail over any development standards and design recommendations of the specific plan when in conflict.
If a conflict arises between provisions of the design recommendations and the development standards of these zones, the development standards shall take precedence.
…
3.1.2 COMMERCIAL ZONES
A. Zone: Commercial Mixed 1 (N-CM-1)
…
5. Development Standards – Commercial or Mixed-Use Developments:
…
m. Design Recommendations
2026-08-26 Item #10D Page 91 of 231
Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
B. Zone: Commercial Mixed 2 (N-CM-2)
…
5. Development Standards – Commercial or Mixed-Use Developments:
…
m. Design Recommendations
Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
C. Zone: Commercial Mixed 3 (N-CM-3)
…
5. Development Standards – Commercial or Mixed-Use Developments:
…
m. Design Recommendations
Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
D. Zone: Commercial Residential Mixed 1 (N-CRM-1)
2026-08-26 Item #10D Page 92 of 231
…
7. General Development Standards – Commercial, Mixed-Use, or ResidentialOnly Developments:
…
i. Design Recommendations
Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
E. Zone: Commercial Residential Mixed 2 (N-CRM-2)
…
7. General Development Standards – Commercial, Mixed-Use, or ResidentialOnly Developments:
…
i. Design Recommendations
Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
F. Zone: Visitor-Serving Commercial (N-VSC)
…
3. Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
2026-08-26 Item #10D Page 93 of 231
…
G. Zone: Limited Visitor-Serving Commercial (N-L-VSC)
…
3. Applicable provisions of the Specific Plan Design Recommendations, Chapter 4 of this Specific Plan, shall apply to proposed development under this zone. If a conflict arises between provisions of the design recommendations and the development standards of this zone, the development standards shall take precedence, except for multifamily and mixed-use projects wherein the objective design standards in Chapter 11, Appendix shall supersede the specific plan design recommendations and development standards.
…
3.1.2 ZONE: PUBLIC/SEMI-PUBLIC (N-P/SP)
…
All provisions of Title 30 of the Encinitas Municipal Code applicable to the P/SP zone shall apply under the N-P/SP zone. All multifamily and mixed-use projects within the North 101 Corridor Specific Plan area shall comply with the objective design standards which are included in Chapter 11, Appendix and these standards shall supersede the specific plan design and development standards when in conflict.
…
3.1.2 ZONE: TRANSPORTATION CORRIDOR (N-TC)
Add the following Subsection:
…
2. All multifamily and mixed-use development projects within the North 101 Corridor Specific Plan area shall comply with the objective design standards which are included in Chapter 11, Appendix and these standards shall supersede the specific plan design and development standards when in conflict.
4.0 DESIGN RECOMMENDATIONS
Amend the following Subsections:
4.1 INTRODUCTION AND PURPOSE.
…
2026-08-26 Item #10D Page 94 of 231
A development applicant should understand that these Recommendations are not regulatory, such as the Development Regulations, but rather discretionary on the part of the City's approval authority. Language will state "very strongly encouraged" or "encouraged" on items the City would like to see in a development project. Therefore, if any discrepancies or inconsistencies between these recommendations and the development Regulations occur, the Development Regulations take precedence.
All multifamily and mixed-use development projects within the North 101 Corridor Specific Plan area shall comply with the objective design standards which are included in Chapter 11, Appendix of the specific plan and these standards shall supersede the specific plan design recommendations and development standards when in conflict. …
4.2 DEVELOPMENT REQUIRING DESIGN REVIEW.
All new building, landscaping, exterior alterations, signage or construction projects, whether they require any other City permit or not, are subject to Design Review unless exempted by Section 4.3, Exemptions from Design Review. These recommendations do not affect existing buildings which are not proposing new construction, new signage, new landscaping, or exterior alterations. Except as otherwise specified herein, the provisions of Title 23, Section 23.08 of the Encinitas Municipal Code shall apply to the area designated as the North 101 Corridor Specific Plan. Objective "Standards" included in the City's Design Standards and GuidelinesNCSP ODS shall apply to all multifamily residential development and mixed-use residential development projects. Where conflicts in objective standards occur, the objective design standards specified in this cChapter 11, Appendix shall supersede and apply. Where the Specific Plan is silent, the City's Design Guidelines shall apply.
…
4.5 COMMERCIAL AND MIXED USE DESIGN RECOMMENDATIONS.
4.5.1 INTRODUCTION
…
New developments and enhancement of existing development will evolve in a more unique and creative manner if the recommendations are flexible and provide an array of choices that can be combined in many different ways. The following recommendations will provide direction without eliminating the creative opportunities that will ultimately determine the success of many design solutions. Rather than establishing strict and rigid recommendations, a framework of discretionary statements has been created.
All mixed-use development projects within the North 101 Corridor Specific Plan area shall comply with objective design standards which are included in Chapter 11, Appendix of the specific plan. In the event of conflict, the objective design standards listed in Chapter 2026-08-26 Item #10D Page 95 of 231
11, Appendix shall prevail over and supersede the specific plan design recommendation and development standards.
…
4.5 RESIDENTIAL DESIGN RECOMMENDATIONS.
All mixed-use development projects within the North 101 Corridor Specific Plan area shall comply with the objective design standards which are included in Chapter 11, Appendix of the specific plan. In the event of conflict, the design standards listed in Chapter 11, Appendix shall prevail over and supersede the specific plan’s design recommendation.
The intent of the following recommendations is to encourage superior design of residential projects through the appropriate use of materials and the creation of visually interesting developments.
…
4.5 GENERAL LANDSCAPING RECOMMENDATIONS.
Landscaping for commercial and mixed use areas in the North 101 Corridor Specific Plan area is important in defining specific areas by helping to focus on building entrances, parking lots, defining the edges of various land uses, providing transition between neighboring properties (buffering), and providing screening for loading and storage areas.
Landscaping can be used as a unifying element within a project to obtain a cohesive appearance and to help achieve compatibility of a new project with its surroundings. All mixed-use development projects within the North 101 Corridor Specific Plan area shall comply with the objective landscaping standards which are included in Chapter 11, Appendix of the specific plan. In the event of conflict, the landscaping standards listed in Chapter 11, Appendix shall prevail and supersede over the specific plan’s landscaping recommendation.
…
Add the following new Chapter:
11.0. APPENDIX
11.1. NORTH 101 CORRIDOR SPECIFIC PLAN MULTIFAMILY AND MIXED-USE OBJECTIVE DESIGN STANDARDS.
2026-08-26 Item #10D Page 96 of 231
CHAPTER 11, APPENDIX
City of Encinitas
North 101 Corridor Specific Plan
Multifamily and Mixed-Use
Objective Design Standards
Draft - August 2026
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2026-08-26 Item #10D Page 98 of 231
Chapter 11, Appendix
City of Encinitas
North 101 Corridor Specific Plan
Multifamily and Mixed-Use Objective Design Standards
Draft - August 2026
Prepared for:
City of Encinitas
Development Services Department
505 S. Vulcan Ave.
Encinitas CA, 92024
Prepared by:
Ascent
2550 Fifth Avenue, Suite 640
San Diego, CA 92103
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2026-08-26 Item #10D Page 100 of 231
TABLE OF CONTENTS
1. Introduction ............................................................................................................................................................................1
1.1. Applicability ..........................................................................................................................................................................................................1
1.2. Conflicts with State Law .............................................................................................................................................................................1
1.3. Other City Documents .................................................................................................................................................................................1
1.4. Administrative Exceptions........................................................................................................................................................................2
1.5. Other General Standards and Additional Requirements................................................................................................2
2. Transitions and Setbacks .................................................................................................................................................3
2.1. Transitions ............................................................................................................................................................................................................3
2.2. Setback Area.......................................................................................................................................................................................................4
2.3. Upper-Story Setbacks...................................................................................................................................................................................5
3. Building Design....................................................................................................................................................................6
3.1. Building and Unit Size ............................................................................................................................................................................... 8
3.2. Facades ...................................................................................................................................................................................................................9
3.3. Roofs.........................................................................................................................................................................................................................13
3.4. Ground-Floor Commercial ....................................................................................................................................................................15
3.5. Ground-Floor Residential .......................................................................................................................................................................18
3.6. Architectural Detailing, Materials, and Colors.........................................................................................................................21
4. Residential Common Open Space and Private Outdoor Amenity Space .............................................. 22
4.1. Required Common Open Space and Private Outdoor Amenity Space............................................................22
4.2. Common Open Space..............................................................................................................................................................................22
4.3. Private Outdoor Amenity Space .......................................................................................................................................................24
5. Site Design and Landscaping ..................................................................................................................................... 25
5.1. Site Landscaping...........................................................................................................................................................................................25
5.2. Grading and Slopes ...................................................................................................................................................................................26
5.3. Walls and Fencing........................................................................................................................................................................................28
5.4. Streetscape Design ....................................................................................................................................................................................29
6. Lighting Design.................................................................................................................................................................30
6.1. Exterior Lighting........................................................................................................................................................................................... 30
6.2. Exterior Light Fixtures.............................................................................................................................................................................. 30
7. Access and Parking........................................................................................................................................................... 31
7.1. Vehicle Access...................................................................................................................................................................................................31
7.2. Parking .................................................................................................................................................................................................................32
7.3. Pedestrian Circulation .............................................................................................................................................................................33
8. Service Areas, Utilities and Equipment ..................................................................................................................34
8.1. Service Areas.................................................................................................................................................................................................... 34
8.2. Wall- and Ground-Mounted Equipment ................................................................................................................................. 34
8.3. Utilities ................................................................................................................................................................................................................. 34
9. Glossary................................................................................................................................................................................. 35 i
N101SP ODS
2026-08-26 Item #10D Page 101 of 231
LIST OF FIGURES
Figure 2-1. Transition Setbacks ..........................................................................................................................................................................3 Figure 2-3. Upper-Story Setbacks....................................................................................................................................................................5 Figure 2-2. Upper-Story Transition Setback.............................................................................................................................................5 Figure 3-1. Overview of Building Design Standards..........................................................................................................................6 Figure 3-2. Building Design Standards Applicable to Large and Small Buildings...................................................7 Figure 3-3. Building Size and Building Separation Requirements...................................................................................... 8 Figure 3-4. Volumetric Break Requirements .........................................................................................................................................9 Figure 3-5. Upper Story Facade Offset Requirements................................................................................................................. 10 Figure 3-6. Facade Variation Requirements .........................................................................................................................................11 Figure 3-7. Required Building Facade Design Elements ..........................................................................................................12 Figure 3-8. Requirements for Change in Roofline...........................................................................................................................13 Figure 3-9. Change in Height and Depth of Roof.............................................................................................................................14 Figure 3-10. Change in Pitch of Roof...........................................................................................................................................................14 Figure 3-11. Roof Change with Architectural Feature.....................................................................................................................14 Figure 3-12. Ground-Floor Commercial Entries ..................................................................................................................................16 Figure 3-13. Transparency Requirements for Ground-Floor Commercial......................................................................16 Figure 3-14. Individual Ground-Floor Residential Entries...........................................................................................................19 Figure 3-15. Shared Ground-Floor Residential Entries ................................................................................................................ 20 Figure 5-1. Varied Slope Gradients................................................................................................................................................................26 Figure 5-2. Development on the Lower Part of a Hillside Lot................................................................................................26 Figure 5-3. Terraced Building Pads..............................................................................................................................................................26 Figure 5-4. Freestanding or Retaining Walls with Grading.....................................................................................................28 Figure 7-1. Driveway Entry Length ................................................................................................................................................................31 Figure 9-1. Determination of Building Facade...................................................................................................................................36 Figure 9-2. Length of Building Facade.....................................................................................................................................................36
LIST OF TABLES
Table 2-1. Minimum Width of Ground-Floor Transition Setback ............................................................................................3 Table 4-1. Required Common Open Space Amenities ...............................................................................................................23 ii
N101SP ODS
2026-08-26 Item #10D Page 102 of 231
1 Introduction
1. INTRODUCTION
Applicability, conflicts with State law, relationship to other City documents, and administrative exceptions.
The North 101 Corridor Specific Plan Multifamily
and Mixed-Use Objective Design Standards
(N101SP ODS) establish objective design
standards for multifamily residential and mixeduse development projects within the North 101 Corridor Specific Plan area. The N101SP ODS
are intended to provide the public, building
and design professionals, and decision makers
with objective criteria for eligible development
projects.
1.1. Applicability
The N101SP ODS serve as minimum
requirements that apply to multifamily
residential and mixed-use development projects
that include multifamily residential, and which
are located within the North 101 Corridor Specific
Plan boundary area. Projects subject to the
N101SP ODS shall comply with the objective
design standards provided in this document.
1.1.1. Multifamily Residential
Multifamily residential is defined in the City of
Encinitas Municipal Code (EMC) Section 30.04,
Definitions, as:
“…a building containing more than two
dwelling units, each of which is for
occupancy by one family.”
1.1.2. Mixed-use Development
Mixed-use development includes buildings with
both residential and nonresidential uses. When
applicable, more specific definitions from State
law may apply.
1.1.3. Excluded Development
The following types of development are not
subject to the N101SP ODS:
• Accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs).
1.2. Conflicts with State Law
When the provisions of the N101SP ODS conflict
with any provision or requirement found in State
law, the provisions found in the State law shall
prevail.
1.3. Other City Documents
The EMC Title 30, Zoning (Zoning Regulations)
and the North 101 Corridor Specific Plan
contain development standards that apply
to multifamily and mixed-use residential
development projects. The N101SP ODS apply in
addition to the development standards required
by the City’s Zoning Regulations and the North
101 Corridor Specific Plan. In the case of a
conflict between standards, the following shall
apply:
1.3.1 Where a provision of the N101SP ODS differs
from a standard contained within the North 101
Corridor Specific Plan, the provision in these
N101SP ODS shall prevail.
1.3.2 Where a provision of the N101SP ODS
differs from a standard contained within the
Zoning Regulations, the provision in these
N101SP ODS shall prevail.
1.3.3 The City of Encinitas Design Standards
and Guidelines, which apply citywide, do not
apply to projects subject to the N101SP ODS.
Glossary
The N101SP ODS uses specific terms that
are defined in the glossary. When used,
defined terms are italicized to indicate
that the word is included in the glossary.
1 N101SP ODS
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1 Introduction
1.4. Administrative Exceptions
An applicant may request an administrative
exception for up to three (3) standards contained
within the N101SP ODS.
1.4.1 No administrative exceptions from the
N101SP ODS shall be allowed if the project is
proposing to utilize any other State law provision
that allows a waiver, concession, or incentive
from development, design or subdivision
standards, including State Density Bonus Law
(Government Code 65915).
1.4.2 Request for Administrative Exceptions: A
request for an administrative exception(s) shall
be made in writing as part of the development
application for the proposed project:
A. The written justification for an
administrative exception(s) shall identify
each standard for which an administrative
exception is requested, and describe
how the request for an administrative
exception(s) removes a constraint to
meeting the standard.
i. For the purpose of an administrative
exception, a standard shall include
any numbered standard that does not
include any lettered standard or substandard.
ii. Where a numbered standard includes
a lettered standard and/or sub-standard,
each numbered standard, lettered
standard, and sub-standard shall be
considered an independent standard.
B. Exceptions from numerical standards
shall not deviate more than fifteen percent
(15%) from the standard.
1.4.3 Approval of Administrative Exceptions:
A written request for an administrative
exception(s) shall be considered the applicable
decision maker:
A. If the proposed project is processed
under any State law requiring streamlined
ministerial approval, the Director of
Development Services, or designee, shall
consider all requests for any administrative
exception(s).
B. The Planning Commission shall
consider all requests for any administrative
exception(s) that are not eligible for approval
by the Director of Development Services, or
designee.
1.5. Other General Standards
and Additional Requirements
Projects may be subject to other City standards
and requirements, in addition to the N101SP
ODS. Other standards may include, but are not
limited to:
• Standards established in EMC Title 23,
Building and Construction, including
Section 23.24.072, Engineering Design
Manual, Section 23.24.071, BMP Manual,
Chapter 23.26, Water Efficient Landscape
Regulations, and EMC Chapter
23.36, Right-of-way Standards, Street
Improvement Standards, and Building Line
Requirements.
• Standards established in EMC 23.06,
Citizens Participation Plans.
• Subdivision approval as required by EMC
Title 24, Subdivisions.
• City’s standard design specifications,
management plans and maps for work in
the public right-of-way.
• All fire-related requirements and standards
specified in EMC and all applicable
fire safety regulations, including all the
minimum requirements listed in EMC
Title 10, Fire Prevention and all State fire
regulations and requirements.
• Regulations for public trees and Heritage
Trees, outlined in EMC Chapter 15.02,
Municipal Tree Ordinance.
• Parking requirements included in EMC
Chapter 30.54, Off-Street Parking.
• Rules for signs included EMC Chapter 30.60,
Signs.
2 N101SP ODS
2026-08-26 Item #10D Page 104 of 231
2. TRANSITIONS AND SETBACKS
Transitions to single-family residential and other required setbacks. The following development standards shall apply:
2.1. Transitions
2.1.1 Ground-Floor Transition Setback: A setback
shall be provided from any lot line that abuts a
single-family residential zoned lot if the lot has
an existing single-family residential dwelling.
The building setback shall have a minimum
width as specified in Table 2-1 along the full
length of the shared lot line.
2.1.2 The setback area shall include all of the
following, as shown in Figure 2-1:
A. Screen type landscaping.
B. Minimum five-foot-wide landscape area.
C. One or more of the following may be
included in any remaining portion of the
setback area:
i. Landscaping.
ii. Pedestrian walkways.
iii. Private outdoor amenity space or
common open space.
iv. Surface parking or vehicle circulation.
2.1.3 The ground-floor transition setback shall
be inclusive of any other applicable setback
included in EMC Title 30, Zoning and the North
101 Corridor Specific Plan and shall meet the
largest required minimum setback width, where
applicable.
Table 2-1. Minimum Width of Ground-Floor
Transition Setback
Lot Width Minimum Setback Width
50 feet or less 5 feet
More than 50 feet
and 100 feet or less 10 feet
More than 100 feet 15 feet
3 2 Transitions and Setbacks N101SP ODS
Figure 2-1. Transition Setbacks
D
C
Single-family Multifamily Lot Line
A Screen type
landscaping
B Five-foot-wide
landscaping
C Remaining
setback area
D Minimum
setback width,
per Table 2-1
B
A
2026-08-26 Item #10D Page 105 of 231
2.2. Setback Area
2.2.1 No building area or architectural feature,
including balconies, are allowed to encroach or
project into the required setback area.
2.2.2 Front Yards: The following are permitted
within the required front yard setback:
A. Landscaping.
B. Hardscape.
C. Pedestrian walkways.
D. Bike racks/ bike parking.
E. Private outdoor amenity space or
common open space.
F. Outdoor dining if adjoining a commercial
use.
G. Art features.
H. Monument signs.
2.2.3 Commercial Front Yards: Fences and walls
are prohibited within the front yard setback
of a mixed-use development, except where a
commercial business selling alcohol outside
(e,g. outdoor dining) is required by the California
Department of Alcoholic Beverage Control (ABC)
to install a fence or wall around the alcohol sales
area.
Note
The methodology for determining the
length of a building facade is included as
part of the definition for facade, length in
Chapter 9, Glossary.
4 2 Transitions and Setbacks N101SP ODS
Examples of permitted elements within the front
yard setback as described in Standard 2.2.2.
A
C
D
F
G
H
B
E
2026-08-26 Item #10D Page 106 of 231
2.3. Upper-Story Setbacks
2.3.1 Upper-Story Transition Setback: An
upper-story transition setback is required
beginning at the third story for the entire
length of the building facade along any shared
lot line that abuts a single-family residential
zone lot, if the adjacent lot has an existing
single-family residential dwelling. The third
story, and additional stories if permitted, shall
be set back a minimum of seven feet from the
ground-floor facade, as shown in Figure 2-2.
2.3.2 Upper-Story Setbacks: Any story above
the second story of a building, not abutting
single family residential, shall be set back a
minimum of seven feet from the ground-floor
facade for a minimum of sixty percent (60%) of
the building facade length, as shown in Figure
2-3.
5 2 Transitions and Setbacks N101SP ODS
Figure 2-3. Upper-Story Setbacks
60% of building
facade with
upper-story
setback
40% of building
facade without
upper-story
setback
7 feet
minimum
Ground-floor
Second-floor
Third-floor
Figure 2-2. Upper-Story Transition Setback
A Upper-story setback (7 feet minimum)
Ground-floor
Second-floor
A Third-floor
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3. BUILDING DESIGN
Standards for building size, unit size, facades, roofs, ground-floors, and architectural features and details. The following development standards shall apply:
Building design standards outline requirements
intended to create architectural variation,
interest, and detail to avoid large, monotonous,
uniform, and boxy building masses. Standards
for building design work together to achieve
better architectural outcomes.
Figure 3-1 illustrates how these standards work
together to shape the design of buildings. Some
of the standards apply to large buildings only
while other standards apply to large and small
buildings, as illustrated in Figure 3-2.
6 3 Building Design N101SP ODS
Figure 3-1. Overview of Building Design Standards
Standard 3.1.2
Building Separation
Standard 3.2.1
Volumetric Break
Standard 3.3.1
Roof Variation
Standard 3.2.4
Facade Design Elements
Standard 3.2.2
Upper-Story Facade Offset
Standard 3.2.3
Upper-Story Facade Variation
2026-08-26 Item #10D Page 108 of 231
7 3 Building Design N101SP ODS
Building Design Standards for Large and Small Buildings Building Design Standards for Large Buildings Only
Building separation and volumetric break standards apply to large buildings only.
Standard 3.1.2
Building Separation
Applies to sites with more than one building
and when any building facade is longer than
150 feet.
Standard 3.2.1
Volumetric Break
Applies to any building facade
longer than 100 feet.
Standard 3.4 and Standard 3.5
Ground-Floor Commercial and Residential
Applies to the ground-floor facade
of all buildings.
Standard 3.2.4
Facade Design Elements
Applies to all building facades.
Standard 3.2.3
Upper-Story Facade Variation
Applies to any building facade
longer than 20 feet.
Standard 3.3.1
Roof Variation
Applies to any continuous
rooflines longer than 50 feet.
Figure 3-2. Building Design Standards Applicable to Large and Small Buildings Standard 3.2.2
Upper-Story Facade Offset
Applies to any building facade
longer than 30 feet.
2026-08-26 Item #10D Page 109 of 231
3.1. Building and Unit Size
3.1.1 Maximum Building Size: The maximum
length of any building facade shall not exceed
200 feet in length, as shown in Figure 3-3.
3.1.2 Building Separation: Multiple buildings
on the same site shall be separated by at least
20 feet if any building on the site has a building
facade length that is longer than 150 feet, as
shown in Figure 3-3.
3.1.3 Maximum Average Unit Size: The
maximum average size of dwelling units
in the project shall not exceed 800 square
feet of floor area for rental projects, and 900
square feet of floor area for ownership projects,
except for projects that are utilizing EMC
Sections 30.21.200- 30.21.220, “AB 2011 MixedIncome” Housing Development Projects under Government Code Sections 65912.120, et seq.
Ownership projects include all projects with a
condominium map or where units may be sold
individually. For purposes of compliance with
this requirement, only floor area within dwelling
units shall be used to calculate the average unit
size for a project.
8 3 Building Design N101SP ODS
Figure 3-3. Building Size and Building Separation Requirements Building separation
Building separation
Example of building separation as described in
Standard 3.1.2.
Maximum Building Size
200 ft
Minimum
Building Separation
20 ft.
2026-08-26 Item #10D Page 110 of 231
3.2. Facades
3.2.1 Volumetric Breaks: No building facade, or
portion of a building facade, shall extend more
than 100 feet along a street frontage without
incorporating a volumetric break (see Figure
3-4). Volumetric breaks shall be subject to the
following standards:
A. A volumetric break shall extend from the
finished grade to the top of the roof.
B. A volumetric break shall measure a
minimum of 15 feet deep and a minimum
of 15 feet wide, except when it is located at
the corner of a building, in which case the
volumetric break shall measure a minimum
of 15 feet deep and a minimum of 30 feet
wide.
C. No building feature may extend beyond
the structural envelope and encroach into
a volumetric break except for the following,
which may extend up to two feet from the
building facade:
i. Roof projections such as eave, cornice,
and eyebrow projections.
ii. Openly supported architectural
projections, including trellises.
iii. Bay windows.
iv. Private outdoor amenity space.
D. Private outdoor amenity space and
common open space located at groundfloor may be located within the area of a volumetric break.
E. No parking shall be located within a
volumetric break.
9 3 Building Design N101SP ODS
Maximum Facade
Length 100 ft. Without
Volumetric Break
Minimum
15 ft.
Figure 3-4. Volumetric Break Requirements
15 ft
15 ft
Volumetric
Break
Example of volumetric break as described in
Standard 3.2.1.
2026-08-26 Item #10D Page 111 of 231
3.2.2 Upper-Story Facade Offset: No upper-story
building facade, or portion of an upper-story
building facade, including within a volumetric
break, shall extend more than 30 linear feet
without incorporating a facade offset (see
Figure 3-5):
A. A facade offset shall measure a minimum
of six feet wide and a minimum of three feet
deep as a projection or recession from the
building facade.
B. Facade offsets shall extend to every
story above the ground-floor of the building
facade, but may also be included as part of
the ground-floor.
10 3 Building Design N101SP ODS
30 ft 6 ft 30 ft
30 ft >6 ft
Example of upper-story facade offset.
3 ft 6 ft
Examples of facade offset as described in
Standard 3.2.2.
Figure 3-5. Upper Story Facade Offset Requirements
2026-08-26 Item #10D Page 112 of 231
3.2.3 Upper-Story Facade Variation: Building
facades shall include one or more of the
following at least every 20 linear feet, on every
story above the ground-floor (see Figure 3-6):
A. Dormers.
B. Cross gables.
C. Porches.
D. Balconies.
E. Bay windows.
F. Other architectural features that project
or recess a minimum of two feet from
the building facade. A change in depth
using appliques, trim, or other exterior
finish material change does not satisfy the
requirement to provide facade variation.
11 3 Building Design N101SP ODS
Figure 3-6. Facade Variation Requirements
20 ft 20 ft
20 ft
20 ft
Examples of facade variation.
Examples of facade variation shown above include
changes in facade depth, porches, and balconies as
described in Standard 3.2.3.
Balconies
Bay windows
Porches
2026-08-26 Item #10D Page 113 of 231
3.2.4 Facade Design Elements: At least two
of the following facade design elements are
required on all building facades (see Figure 3-7):
A. An exterior finish material on the facade
of the ground-floor that is different from
the exterior finish material on the facade of
upper floors.
B. A change in exterior finish material from
the primary material.
i. Green walls may apply.
ii. Different color applications do not
apply.
C. A belt course or belly band.
D. Awnings.
E. Shutters.
F. Facade screens with material
perforations.
3.2.5 Blank Walls: Where building facades
face a public street or common open space,
and exceed 50 feet in length without windows
or doors, at least one of the following shall be
incorporated:
A. Green walls.
B. Art features.
12 3 Building Design N101SP ODS
Change in material
Change in material
Awnings
Awnings
Example of Facade Design Elements at the groundfloor as described in Standard 3.2.4.
Figure 3-7. Required Building Facade Design Elements
Design elements
Belt course
Awning
Facade screens
Examples of facade design elements.
Change in material
2026-08-26 Item #10D Page 114 of 231
3.3. Roofs
3.3.1 Roof Variation: Roofs shall not run in a
continuous roofline for more than 50 linear
feet, as shown in Figure 3-8, without one of the
following:
A. A change in the height or depth of the
roofline that is a minimum of three feet from
the building facade, as shown in Figure 3-9.
B. A change in pitch or slope of the roofline,
as shown in Figure 3-10.
C. Architectural or roof features such as
parapets, varying cornices, chimneys, or
reveals, as shown in Figure 3-11.
3.3.2 Pitched Roofs: Pitched roofs shall have a
minimum 3:12 pitch. Roofs with a shallower pitch
shall be considered a flat roof.
3.3.3 Flat Roofs: Flat roofs shall be consistent
with the following standards:
A. A parapet shall be provided around the
entire perimeter of the flat roof.
B. The interior side of parapet walls shall not
be visible from a common open space or the
public right-of-way.
3.3.4 Rooftop Equipment: All rooftop
equipment shall be located away from edge
of the roof, be screened on all sides by an
opaque screen as tall as the highest point of the
equipment and not visible from the public rightof-way, and must comply with the standards in EMC Chapter 30.40, Performance Standards.
3.3.5 Flashing, Exhaust, Ventilation, etc.: All
flashing, sheet metal vents, exhaust fans,
ventilators, and pipe stacks shall be screened
using the same materials and finishes as the
building.
3.3.6 Prohibited Roof Materials: The following
shall not be permitted as roof materials:
A. Corrugated metal.
B. Florescent, neon, or other high-contrast
or brightly colored materials.
C. Reflective or mirrored materials.
3.3.7 No Illumination of Roofs: Roofs shall not
be lit from within, lit on the exterior, or include
specific illumination of roof material.
13 3 Building Design N101SP ODS
Figure 3-8. Requirements for Change in Roofline
Architectural elements Change in height
50 ft
Change in pitch
2026-08-26 Item #10D Page 115 of 231
14 3 Building Design N101SP ODS
Flat roofs with
change in depth
3 ft
Flat roofs with
change in height
3 ft
Change in roof
height
Change in pitch
and slope
Architectural
features
Figure 3-9. Change in Height and Depth of Roof
Figure 3-10. Change in Pitch of Roof
Figure 3-11. Roof Change with Architectural Feature
Architectural
features
2026-08-26 Item #10D Page 116 of 231
3.4. Ground-Floor Commercial
3.4.1 Ground-Floor Commercial Occupant
Spaces: Each ground-floor commercial
occupant space shall include all the following:
A. Retail bays, included as part of the
ground-floor commercial occupant space,
shall be a minimum of 25 feet and a
maximum of 35 feet in width.
B. Ground-floor commercial occupant
spaces shall have a minimum depth of 50
feet.
C. Each ground-floor commercial occupant
space shall include at least one entrance that
is located along a street frontage, pedestrian
walkway, or common open space as shown
in Figure 3-12.
D. All ground-floor commercial facades
located along a street frontage, pedestrian
walkway, or common open space shall
include windows and doors for a minimum
of sixty percent (60%) of each ground-floor
facade as shown in Figure 3-13.
E. Transparent or translucent glazing is
required for all windows and doors on each
ground-floor commercial facade. Opaque,
reflective, or dark tinted glass that obstructs
the view of the interior of the building from
the public street is not permitted, unless
otherwise required by the EMC for sensitive
uses.
Note
The methodology for determining the
surface area of the ground-floor facade
is included as part of the definition
for facade, surface area in Chapter 9,
Glossary.
15 3 Building Design N101SP ODS
Example of entrance facing common open space.
Example of ground-floor transparency.
At least 60% of the ground floor commercial facade
must be transparent windows and doors
2026-08-26 Item #10D Page 117 of 231
16 3 Building Design N101SP ODS
At least one entrance per
retail space facing street
frontage, pedestrian walkway
or common open space
Transparent or translucent glazing
At least 60% of the ground-floor commercial facade
must be transparent windows and doors
Figure 3-12. Ground-Floor Commercial Entries
Figure 3-13. Transparency Requirements for Ground-Floor Commercial 25-35 feet
Retail bay
2026-08-26 Item #10D Page 118 of 231
3.4.2 Ground-Floor Commercial Entrances:
Entrances to ground-floor commercial occupant
spaces shall provide two or more of the
following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection device, such as an
awning, canopy, or other shade structure
above each retail space, which may encroach
into the public right-of-way through an
approved encroachment permit.
C. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
D. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
E. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
F. Signage shall be consistent with the
requirements in EMC Section 30.60, Signs.
17 3 Building Design N101SP ODS
A
C
D
B
F
Example applications of ground-floor commercial
requirements. Letters correspond to standards
described in Standard 3.4.2.
2026-08-26 Item #10D Page 119 of 231
3.5. Ground-Floor Residential
3.5.1 Location of Ground-Floor Residential
Entries: Where residential units are provided on
the ground-floor, the following shall apply:
A. Shared residential entries or individual
residential entries, shall be separated from
nonresidential entries.
B. Shared residential entries and lobbies
shall be located along the street frontage
or common open space, and shall not be
located along an alley.
C. Individual residential entries shall be
located on the street frontage or common
open space.
D. Individual primary residential entries are
not allowed at the rear of buildings or along
alleys.
18 3 Building Design N101SP ODS
Examples of location of residential entries
requirements. Letters correspond to standards
described in Standard 3.5.1.
C
B
A
2026-08-26 Item #10D Page 120 of 231
3.5.2 Individual Ground-Floor Residential
Entries: Individual residential entries on the
ground-floor shall provide an individually
recognizable entry, as shown in Figure 3-14, by
using two or more of the following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection devices, such as
an awning, canopy, or overhang above
each residential entry, which may encroach
into the public right-of-way with an
encroachment permit.
C. Individual stoop, entrance patio, terrace,
or forecourt with an entry that has a change
in height of at least three feet in height from
finished grade.
D. A minimum three-foot change in facade
depth from the ground-floor facade.
E. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
19 3 Building Design N101SP ODS
A
E
D
B
C
Example of individual residential entry requirements.
Letters correspond to standards described in
Standard 3.5.2.
Figure 3-14. Individual Ground-Floor Residential Entries Change in
exterior finish
material
Weather
protection device
2026-08-26 Item #10D Page 121 of 231
3.5.3 Shared Ground-Floor Residential Entries:
Shared residential entries on the groundfloor, including lobbies, must provide a distinct building entry, as shown in Figure 3-15, by
incorporating three or more of the following
elements:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. Windows and doors with transparent or
translucent glazing for a minimum coverage
of 60%.
C. A weather protection device, such as
a canopy, awning, or overhang and may
encroach into the public right-of-way
through an approved encroachment permit.
D. Forecourt or plaza adjoining the entry
with a change in height of at least three feet
in height from finished grade.
E. A change of exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
3.5.4 All Residential Entries: Individual and
shared residential entries shall comply with the
following:
A. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
B. Signage shall comply with EMC Chapter
30.60, Signs.
20 3 Building Design N101SP ODS
Examples of shared residential entry requirements.
Letters correspond to standards described in
Standard 3.5.3.
Figure 3-15. Shared Ground-Floor Residential Entries
A
E
C
D
B
Recessed entry and weather
protection element
Change in building material
Transparent entry
2026-08-26 Item #10D Page 122 of 231
3.6. Architectural Detailing, Materials, and Colors
3.6.1 Windows: Window treatments shall be
designed utilizing one of the following methods:
A. Built-up window sills and trim, at a
minimum ½-inch thick from the face of the
adjoining wall.
B. Recessed windows with at least two
inches provided from the face of the
adjoining wall to the window glass surface.
3.6.2 Exterior Finish Materials: A building shall
include more than one primary exterior finish
material, but no more than three primary
exterior finish materials.
3.6.3 Changes of Exterior Finish Materials:
Transitions between exterior finish materials
shall occur on the inside corner of all changes in
the plane of the building facade.
3.6.4 Natural Materials: The following natural
exterior finish materials shall not be painted:
A. Terra cotta.
B. Tile.
C. Stone.
D. Copper.
3.6.5 The following colors and materials are not
permitted as exterior finish materials or accent
materials on a building facade:
A. Fluorescent or neon colors.
B. Corrugated metal.
C. Plywood.
D. Unfinished wood siding.
E. Reflective or mirrored surfaces.
21 3 Building Design N101SP ODS
Standard 3.6.2 More than one primary material
Standard 3.6.1 Window treatment
Examples of architectural detailing, materials, and
color.
Standard 3.6.5
Finished wood
2026-08-26 Item #10D Page 123 of 231
4. RESIDENTIAL COMMON OPEN SPACE AND
PRIVATE OUTDOOR AMENITY SPACE
Requirements and standards for the design of common open space and private outdoor amenity space areas. The following development standards shall apply:
4.1. Required Common Open
Space and Private Outdoor
Amenity Space
4.1.1 The requirements for common open
space and private outdoor amenity space shall
supersede the requirements found in EMC
30.16.010.D, Higher Density Single-Family and
Multiple-Family Residential Zones (R-11/R-15/R20/R-25).
A. Projects subject to the requirements
of the R-30 Overlay shall comply with the
common open space and private outdoor
amenity space requirements of EMC
30.16.010.E, Residential 30 Overlay Zone (R30 Overlay).
4.1.2 Common Open Space: A minimum of
200 square feet of common open space per
residential unit shall be provided and is allowed
within the required setback area.
4.1.3 Private Outdoor Amenity Space: A
minimum of 100 square feet of private outdoor
amenity space per residential unit shall be
provided.
4.1.4 Combined Amenity Space and Open
Space: Common open space and private
outdoor amenity space may be combined for a
total of 300 square feet of common open space
per residential unit, located on-site, and shall
meet the requirements of common open space
under 4.2 of this Section.
4.2. Common Open Space
4.2.1 If a project has less than 10 units, each
common open space area shall measure a
minimum of 5 feet by 15 feet. If a project has 10
to 25 units, each common open space area shall
measure a minimum of 10 feet by 25 feet. If a
project has more than 25 units, each common
open space area shall measure a minimum of
20 feet by 25 feet.
4.2.2 Common open space shall be designed to
be visible from inside abutting residential units,
such as windows located at building entrances
or as part of residential units.
4.2.3 Common open space shall be accessible
and made available for use by all residents and
tenants.
4.2.4 A minimum of twenty percent (20%) of the
required common open space shall be planted
with live planting, trees, ground cover, and/or
shrubs.
4.2.5 Lighting shall be provided throughout
common open space and shall comply with the
standards in EMC Chapter 30.40, Performance
Standards.
4.2.6 Common open space shall not be allowed
on the roof of the uppermost floor.
4.2.7 Walkways are excluded from the required
area for common open space.
4.2.8 At least eighty percent (80%) of the total
required common open space area shall be
open from ground to sky.
22 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS 2026-08-26 Item #10D Page 124 of 231
4.2.9 Common open space amenities shall
be provided to meet the minimum number of
common open space amentities identified in
Table 4-1.
Table 4-1. Required Common Open Space
Amenities
Number of Units
Minimum Number of
Common Open Space
Amenities
9 units or less At least 2
10 – 25 units At least 3
26 or more units At least 4
4.2.10 Eligible common open space amenities
include:
A. Children’s play area.
B. Swimming pool area.
C. Basketball half-court, pickleball, tennis or
other multi-sport area.
D. Game court, such as bocce, chess,
cornhole or shuffleboard court.
E. Fitness trail.
F. Outdoor gym.
G. Picnic area.
H. Dog park.
I. Community garden.
J. Open lawn.
K. Bike racks and bike parking.
L. Plaza or seating area with fixed or
movable seats.
M. Outdoor barbeque or cooking area.
N. Interactive public art, sculptures, or other
art features.
23 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS Examples of common open space. Letters correspond to standards described in Standard 4.2.11.
B
A
C
G
H
J
I
J
N
L
2026-08-26 Item #10D Page 125 of 231
4.3. Private Outdoor Amenity Space
4.3.1 Private outdoor amenity space shall have a
minimum width of five feet in any direction.
4.3.2 Eligible private outdoor amenity space
may consist of one or more of the following:
A. Balconies.
B. Patios.
C. Gardens.
D. Porches.
E. Stoops.
F. Decks.
G. Private yards.
H. Terraces.
4.3.3 Private outdoor amenity space shall not
be allowed on the roof of the uppermost floor.
24 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS Examples of private outdoor amenity space. Letters
correspond to standards described in Standard 4.3.
B
E
A
2026-08-26 Item #10D Page 126 of 231
25 N101SP ODS
Example of site landscaping. Examples of screen type landscaping. 5 Site Design and Landscaping
5. SITE DESIGN AND LANDSCAPING
Standards for landscaping, grading and slopes, walls and fencing, and streetscape design. The following development standards shall apply:
5.1. Site Landscaping
5.1.1 A minimum of fifty percent (50%) of the
net lot area located outside of the building
footprint shall be constructed or maintained as
permeable surface materials.
5.1.2 Site landscaping shall comply with the
applicable requirements of EMC Chapter 23.26,
Water Efficient Landscape Regulations.
5.1.3 Plants that are identified as invasive plant
species shall not be allowed in any existing or
proposed landscaped area.
5.1.4 A minimum of fifty percent (50%) of the
total landscaped area shall be planted with
southern California native species, as required in
EMC 23.27.020, Native Plants.
5.1.5 A minimum of 30 trees per net acre shall
be required as part of the projects landscaping
and at least 50% of the proposed trees shall be
planted with southern California native species
as defined in EMC 23.27.020, Native Plants.
5.1.6 Where screen type landscaping has been
provided, the following shall apply:
A. Tree species shall be provided at a
minimum 24-inch box size.
B. Shrubs shall be provided at a minimum
five-gallon size and be dense and fastgrowing.
C. Grasses and deciduous plants shall not be
used for screening purposes.
5.1.7 Landscaping shall not exceed four feet in
height within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access.
5.1.8 Mature trees located on a public or
private development site shall be preserved
and incorporated into the design of the project
development to the extent feasible. If a mature
tree must be removed to accommodate
proposed development, it shall be replaced
at a three-to-one (3:1) ratio on the project site
which is in addition to the EMC 30.16.010.D.6
tree requirement. If all replacement trees
are southern California native species, the
replacement ratio shall be reduced to a two-toone (2:1), or unless superseded by the adoption of the City of Encinitas Mature Tree Ordinance.
2026-08-26 Item #10D Page 127 of 231
26 N101SP ODS
Figure 5-1. Varied Slope Gradients
Figure 5-2. Development on the Lower Part of a
Hillside Lot
Figure 5-3. Terraced Building Pads
Lot Line
50%
5-FOOT
LANDSCAPE AT EACH SIDE
Lot Line
Gradual
building pads
Required
within 10%
of existing slope
Existing slope
Existing slope
Prohibited
5 Site Design and Landscaping
5.2. Grading and Slopes
The following requirements shall apply to lots
with an average slope greater than ten percent
(10%):
5.2.1 Variable slope gradients shall be provided
through the following (see Figure 5-1):
A. Slopes shall retain a natural appearance
by being within ten percent (10%) of existing
slope for first 10 horizontal feet at the top
and bottom of slope.
B. Slopes shall have contours of
varied gradients from 2:1 to 5:1, unless
demonstrated safe by specific site
engineering studies and approved by the
Encinitas Engineering Department.
5.2.2 Buildings shall be integrated into the
topography of the site through one of the
following methods:
A. Buildings shall utilize existing pad areas
and site grading shall follow existing grade
contours for a minimum of fifty percent
(50%) of the parcel.
B. Buildings shall be located on the lower
fifty percent (50%) of a hillside lot (see Figure
5-2).
C. Buildings shall utilize smaller building
pads that gradually terrace up existing
hillsides (see Figure 5-3).
2026-08-26 Item #10D Page 128 of 231
27 N101SP ODS
Example of porches, stoops, and patios in ground-floor building frontages, as described in Standard 5.2.4(A). 5 Site Design and Landscaping
5.2.3 On portions of the site that are sloped ten
percent or less (≤10%), the following shall apply:
A. Minimize the visual impact of grading by
locating eighty percent (80%) or more of the
cut and fill surface area under the buildings.
B. Hillside lot cuts shall be limited to the
area required for the structure, and shall not
be extended to create flat surfaces for yard
and recreational areas.
5.2.4 Proposed building pads and foundation
walls shall be a maximum of two feet above the
finished grade and shall be screened using one
or more of the following methods:
A. Porches, stoops, or patios integrated
into the design of the ground-floor facing
the public right-of-way or a common open
space.
B. Material cladding that matches the
cladding of the floors above, and a minimum
five-foot-wide landscaped area immediately
adjoining the building facade.
5.2.5 Site drainage shall comply with the
following:
A. All site drainage shall be conveyed to
vegetated areas or other approved areas
of the site in a manner consistent with the
City’s Jurisdictional Regional Stormwater
Management Program and Engineering
Design Manual, Chapter 6: Drainage Design
Requirements.
B. All hardscape and pedestrian walkways
shall be graded to facilitate drainage.
5.2.6 Landscaping shall be provided on all
graded slope areas and shall be installed prior to
building occupancy.
2026-08-26 Item #10D Page 129 of 231
28 N101SP ODS
Figure 5-4. Freestanding or Retaining Walls with Grading Landscaping above a retaining wall, as described in
Standard 5.3.3(C).
6 ft.
maximum
4 ft. minimum
20 ft. maximum
5 Site Design and Landscaping
5.3. Walls and Fencing
5.3.1 Fences and walls shall comply with EMC
30.16.010.G, Fences and Walls.
5.3.2 A fence or wall located adjacent to a public
sidewalk or trail shall include an illuminated
pedestrian entry gate a minimum of every 100
feet and shall be compliant with EMC 30.40
Performance Standards.
5.3.3 Retaining walls shall comply with all the
following:
A. The total height shall be no greater than
six feet from the lowest finished grade.
B. In any required front or street side yard
area, the height shall not exceed four feet
from the lowest finished grade.
C. The sides of a retaining wall visible from
the public right-of-way shall be finished in
stone, stucco, masonry, or landscaping.
5.3.4 Where all grading requirements are met
and the retaining requirement exceeds six feet,
a maximum of three freestanding or retaining
walls within 20 horizontal feet are permitted,
if a four feet minimum landscaped step-back
is provided between each proposed wall with
a maximum height of six feet for each wall as
shown in Figure 5-4.
2026-08-26 Item #10D Page 130 of 231
29 N101SP ODS
Example of streetscape design in Standard 5.4
5 Site Design and Landscaping
5.3.5 Freestanding walls or fencing along the
perimeter of the property shall be a maximum
of six feet tall and shall comply with the
following:
A. Metal fencing shall be finished or painted
to match the exterior finish material of the
nearest facade.
B. Provide screen type landscaping, vertical
plantings or climbing vines along the entire
length of the wall or fence.
C. Chain link, barbed and razor wire fencing
shall not be permitted.
5.3.6 Within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access, walls and fences shall not exceed four
feet in height.
5.3.7 Unfinished concrete block walls shall not
be permitted.
5.4. Streetscape Design
5.4.1 Sidewalk and street improvements
required as part of a project shall comply with
applicable requirements from the North 101
Corridor Specific Plan Section 4.7, Streetscape
Concepts and Chapter 5, Circulation Plan and
the City’s Public Road Standards.
5.4.2 A minimum of one hundred percent
(100%) of landscaping in the public right-of-way
shall be planted with southern California native
species, as required in EMC 23.27.020, Native
Plants.
5.4.3 Street trees shall comply with the
following, or as amended:
A. EMC 23.27.020, Native Plants.
B. Chapter 15.02, Municipal Tree Ordinance.
C. Downtown Encinitas Specific Plan
Chapter 7, Street Tree Master Plan.
D. Urban Forest Management Program
Administrative Manual of Procedures.
E. Any other City approved street tree list or
regulations.
2026-08-26 Item #10D Page 131 of 231
6 Lighting Design
6. LIGHTING DESIGN
Standards for exterior lighting and exterior light fixtures used on site and on building facades. The following development standards shall apply:
6.1. Exterior Lighting
6.1.1 All lighting shall conform with EMC
Chapter 30.40, Performance Standards or
unless superseded by the adoption of a Dark Sky
Ordinance.
6.1.2 All building entrances shall be lit as
required under the California Building Code.
6.1.3 Exterior lighting shall be programmed with
dusk to dawn lighting for safety and security in
the following areas:
A. Pedestrian walkways.
B. Vehicular circulation areas.
C. Entrances.
D. Parking.
E. Common open space.
`
6.2. Exterior Light Fixtures
6.2.1 Exterior light fixtures shall be positioned,
hooded, fully shielded, and downward-facing
to direct light away, minimize glare, and reduce
light trespass within the project site and from
any street or adjoining properties.
6.2.2 Exterior light fixtures shall be:
A. Finished in a material or color that
matches the abutting roof, wall, or trim
material, and/or color.
B. Located below the roof eave or a
maximum of 14 feet above the finished
grade, whichever is less.
6.2.3 Exterior light fixtures shall not include:
A. Blinking, moving, or changing intensity of
illumination.
B. An adjustable aiming angle that creates
skyglow and light trespass.
C. Colored lamps or filters.
6.2.4 The following types of exterior light
fixtures are not subject to these requirements:
A. Decorative landscape lighting fixtures of
50 watts or less.
B. Holiday lighting.
6.2.5 Freestanding lamp posts shall be no taller
than 18 feet.
6.2.6 Bollards with lights shall be no taller than
42 inches as measured from finished grade to
top of bollard.
6.2.7 Floodlight fixtures may only be used for
service areas and shall be:
A. Mounted to be downward directed only.
B. Located no higher than the first story or
14 feet above finished grade, whichever is
less.
C. Motion-sensor activated at all times.
D. Positioned so the light generated by the
fixtures is contained within service area
boundaries and enclosure walls.
30 N101SP ODS
Examples of lighting fixtures from Standard 6.2.
2026-08-26 Item #10D Page 132 of 231
7 Access and Parking
7. ACCESS AND PARKING
Requirements for vehicle access, parking, and pedestrian circulation used in addition to other City standards.
7.1. Vehicle Access
7.1.1 All vehicle access points shall be
coordinated with streetscape design and
circulation improvements.
7.1.2 The number of vehicle access points shall
comply with all of the following:
A. Lots with 100 linear feet of street
frontage or less shall have a maximum of
one vehicle access point from the street,
unless precluded by other applicable City
standards.
B. Lots with greater than 100 linear feet of
street frontage shall have a maximum of two
vehicle access points from the street.
7.1.3 Vehicle access point(s) shall be located as
follows:
A. Where the lot abuts an alley, one vehicle
access point shall be from the alley.
B. Where a corner lot fronts primary street
and a side street, one vehicle access point
shall be from the side street, if not provided
from an alley.
7.1.4 For projects with more than 25 units,
decorative paving, consisting of stamped or
stained concrete, pavers, and or cobblestones,
shall be required for a minimum depth of 20
feet and spanning the width of the project’s
driveway entries.
7.1.5 Vehicle access gates, if proposed, shall be
located a minimum of 18 feet from the right-ofway, ally or back of sidewalk, whichever is greater (see Figure 7-1).
A. Controlled entrances providing access
to more than 50 units shall be located a
minimum of 36 feet from the right-of-way or
back of sidewalk, whichever is greater.
31 N101SP ODS
Figure 7-1. Driveway Entry Length
Driveway entry
18’
Street
Driveway entry for over 50 units
36’
Back of sidewalk
Street
2026-08-26 Item #10D Page 133 of 231
7 Access and Parking
7.2. Parking
7.2.1 All off-street parking shall comply with
the EMC Chapter 30.54, Off-Street Parking and
the City of Encinitas Off-Street Parking Design
Manual, as amended.
7.2.2 Private garages shall comply with
the applicable accessory buildings and use
requirements in the EMC Section 30.48.040,
Residential and Agricultural Zones.
7.2.3 Covered and uncovered surface parking
areas, shall comply with all the following:
A. Surface parking areas shall be located in
the rear of the lot and located behind the
building.
B. Where a surface parking area is located
within 15 feet of a ground-floor bedroom
window(s), the parking area shall be oriented
or screened to prevent visual intrusion into
the building from vehicle lights.
C. Curbs and wheel stops are required
where a surface parking area abuts a
building, pedestrian walkway, or common
open space to prevent encroachment.
D. Landscaping within surface parking
areas shall comply with the requirements
of EMC Section 30.54.060, Parking Area
Landscaping.
E. Surface parking areas shall provide one
tree for every five parking spaces.
7.2.4 Where surface parking areas that are
adjacent to a public street, a buffer area that is
a minimum of 5 feet wide, measured from the
back of sidewalk or street curb to the parking lot
paving, whichever is greater shall be provided
and shall include screening that is at least 3 feet
tall consisting of landscaping and/or planted
earth berms.
7.2.5 At least seventy-five percent (75%) of any
public street-facing facade of parking structures
shall be screened with one or more of the
following:
A. Building floor area.
B. Screen type landscaping.
C. Ornamental screens in a finish matching
the finishes of the building.
D. Public art or murals.
7.2.6 Individual garage doors shall be oriented
to face one of the following:
A. Other garage doors.
B. Covered or uncovered surface parking.
C. An interior lot line.
D. An alley.
7.2.7 Individual garage doors shall be recessed
into the garage wall a minimum of 4 inches to
provide shadow and relief.
7.2.8 Attached private garages, carports, and
accessory buildings located along a public rightof-way shall be setback a minimum of two feet from the primary building facade and shall use
the same building materials, articulation, and
colors as the building they serve.
7.2.9 A public alley may be counted toward the
required back-out and maneuvering aisle space
for on-site parking that is immediately abutting
an alley, and pursuant to the City of Encinitas
Off-Street Parking Design Manual.
32 N101SP ODS
Individual garage doors facing each other.
Example of covered and uncovered parking area.
2026-08-26 Item #10D Page 134 of 231
7 Access and Parking
7.3. Pedestrian Circulation
7.3.1 A continuous pedestrian walkway shall be
provided to connect all of the following to each
other:
A. Residential unit entries.
B. Common open space.
C. Shared amenities, such as fitness centers,
community spaces and mailboxes.
D. Parking areas.
E. Public sidewalks.
F. Trails.
G. Trash service areas.
7.3.2 Continuous pedestrian walkways shall be
a minimum of 4 feet wide and consist of the
following:
A. A paved pedestrian walkway that meets
ADA Standards for Accessible Design.
B. Pedestrian crossings in areas with
vehicle circulation shall be clearly identified
by paving materials or colors that are
different from and in high contrast to the
surrounding paving materials or colors.
C. Incorporate lighting programmed with
dusk to dawn lighting for safety and security
and shall be compliant with EMC 30.40
Performance Standards.
7.3.3 Continuous pedestrian walkways shall
be constructed in one or more of the following
materials:
A. Concrete.
B. Stamped concrete.
C. Concrete pavers.
D. Permeable surface materials that
conform with the Standards for Accessible
Design pursuant to the California Building
Code.
E. High contrast painted crossings,
permitted only in areas with vehicle
circulation.
33 N101SP ODS
Example of continuous pedestrian walkway
connecting residential unit entries.
Example of pedestrian crossing areas clearly
identified from vehicle circulation.
2026-08-26 Item #10D Page 135 of 231
8 Service Areas, Utilities and Equipment
8. SERVICE AREAS, UTILITIES AND EQUIPMENT
Standards for services areas, utilities, and equipment needed for the function of buildings. The following development standards shall apply:
8.1. Service Areas
8.1.1 Storage, service areas, and loading areas
shall be located in the rear of the lot and shall
not be visible from the public right-of-way.
8.1.2 Storage, service areas, and loading areas
shall comply with EMC 30.40, Performance
Standards.
8.1.3 Trash and recycling areas shall be provided
within enclosures or view-obstructing gates that
comply with all of the following:
A. Enclosures shall not be located in the
front yard or abut residential units or any
private outdoor amenity space or common
open space.
B. Enclosures shall incorporate a pedestrian
walkway from the building to the enclosure
and have a pedestrian access gate with a
minimum width of 36 inches.
C. Enclosures shall be constructed of a
six-foot high masonry wall on at least three
sides and shall not be visible from the public
right-of-way.
D. The enclosure and gates shall be finished
in a material that matches the building’s
color and materials.
8.2. Wall- and Ground-Mounted
Equipment
8.2.1 Wall- and ground-mounted equipment
is not allowed between front or side street
building facades and the public right-of-way.
8.2.2 Wall- and ground-mounted equipment
must meet the requirements of EMC 30.40,
Performance Standards.
8.2.3 Wall- and ground-mounted equipment
shall not be visible from the public right-of-way
using one or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
C. All screen elements for wall- and groundmounted equipment shall be as tall as the highest point of the equipment being
screened.
8.3. Utilities
8.3.1 Ground-mounted utilities shall be
consolidated in a single area, screened, and
not visible from the public right-of-way, unless
otherwise required by a private utility, using one
or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
8.3.2 All screening elements for groundmounted utilities shall comply with the minimum clearance required by the regulating
utility.
8.3.3 Utility service areas, such as electrical
elements, including wires, conduits, junction
boxes, ballasts, transformers, and switch and
panel boxes shall be concealed within the
building or designed consistently with the
primary building colors and materials. No
electrical elements shall be mounted on any
building elevations facing a primary frontage or
street frontage unless they are not visible from
the public right-of-way.
8.3.4 All utilities and utility service areas may
be located in a ground-floor transition setback
provided they are screened or concealed from
view with one of the methods provided in
Standard 8.2.3.
8.3.5 All utilities must meet the requirements of
EMC 30.40, Performance Standards.
34 N101SP ODS
2026-08-26 Item #10D Page 136 of 231
9 Glossary
9. GLOSSARY
A
Abut – To share a common property line,
including where parcels touch consistent with
EMC Section 30.040.010, Definitions.
Adjoining –A parcel of land that (i) abuts another
parcel of land; or (ii) are separated from another
feature as described in EMC Chapter 30.21,
Residential in Commercial Zones Pursuant to
State Law.
Alley – A public or private way permanently
reserved as a secondary means of access
to abutting property. (Source: EMC Section
30.040.010, Definitions).
Applique – A decorative ornament applied to a
surface of a building, usually a wall or a ceiling,
to add design and visual interest.
Architectural feature – Individual characteristic,
detail, components, material, and other feature
used to design, build, or finish a building.
Art features – Hanging flower baskets,
mosaic murals, painted murals, rock gardens,
sculptures, water features, unique landscaping,
or any other art feature as determined by the
decision-making body.
Awning – A shelter supported entirely from the
exterior wall of a building and composed of nonrigid and rigid material including the supporting framework.
B
Balcony – A projecting platform on a building,
sometimes supported from below, sometimes
cantilevered; enclosed with a railing or
balustrade.
Basement – Shall mean a level of a building
partly or wholly underground where more
than one half of its perimeter is less than or
equal to four feet above the lower of natural or
finished grade as defined in Section 30.16.010B6
of the Municipal Code. (Source: EMC Section
30.040.010, Definitions).
Bay window – A window that protrudes from
a wall, usually bowed, canted, polygonal,
segmental, semicircular, or square-sided in
plan; typically one story in height, although
sometimes higher.
Belly band – A decorative cladding that runs
horizontally around a house, sometimes referred
to as “midsection trim.”
Belt course – A molding or projecting course
running horizontally along the face of a building.
Bollard – A post used to separate or deter the
movement of people, micromobility devices, or
vehicles.
Building articulation – Variation in the depth
of the building plane, roofline, or height of a
structure that breaks up plain, monotonous
areas, and creates patterns of light and shadow.
Building square footage: The square footage
of a building floor shall be measured from the
exterior building wall and excludes any covered
required parking spaces.
Building volume – The volume of a building
measured from outside to outside of exterior
walls, but not including breezeways, porches, or
terraces.
C
Canopy – A permanent roof like structure
extending from part or all of a building face and
constructed of durable material which may not
project over a public right-of-way. (Source: EMC
Section 30.040.010, Definitions).
Chimney – A hollow shaft containing one
or more passages vertical or nearly so, for
conveying products of combustion. (Source:
EMC Section 30.040.010, Definitions).
Common open space – Land within a
development site, not individually owned or
dedicated for public use that is designed and
intended for the common outdoor use of the
residents of the development.
Cornice – Any molded projection which crowns
or finishes the part to which it is affixed,
including the exterior trim of a structure at the
meeting of the roof and wall.
Cross gable – Two or more gable rooflines that
intersect at a right angle.
35 N101SP ODS
2026-08-26 Item #10D Page 137 of 231
9 Glossary
D
Diameter at standard height - The trunk
diameter when measured at a point fifty-four
(54) inches above the adjacent grade of the
base of the tree. Trunk diameter at standard
height shall be measured according to standard
arboricultural practice, as determined by the
City Arborist.
Dormer – A structure projecting above a sloping
roof, usually housing a vertical window. It is
not part of the roof structure but is framed
separately, and often provides daylight and
ventilation for a room located in a garret or loft
space. A dormer must be below the ridge of the
portion of the building’s roof where the dormer
is located and are not included in the average
building height calculation. The space within a
qualifying dormer shall not count as floor area.
E
Exterior finish material – Materials used to
protect exterior wall systems from the elements.
Exterior light fixture – Any light fixture mounted
on the exterior building facade that is not
required by the building code.
F
Facade – The building facade is made up of the
outer surfaces of all walls, or portions of walls,
that are visible when projected perpendicularly
to a single plane that is most parallel to the
closest abutting lot line, as shown in Figure 9-1.
For a corner lot, the building facade is
determined separately for each street frontage.
Facade, ground-floor: The ground-floor facade
is made up of the portion of the building facade
which is located on the ground-floor.
Facade, length: The length of the building
facade is the sum of the lengths of all walls
following all indentations along that portion of
the building, as shown in Figure 9-2.
Facade, surface area: The surface area of the
ground-floor building facade is determined by
multiplying the height of the ground-floor by
the length of the ground-floor building facade.
The surface area of the ground-floor building
facade includes the area of all doors and
windows.
36 N101SP ODS
Length of building facade
A+B+C+D+E+F+G=
A
B C D
E
F
G
Street
Figure 9-1. Determination of Building Facade
Street
Building Facade
Street
Building Facade
Figure 9-2. Length of Building Facade
2026-08-26 Item #10D Page 138 of 231
9 Glossary
Floodlight – Any light fixture or lamp that
incorporates a reflector or a refractor to
concentrate and intensify the light output into a
directed beam.
Forecourt – An outdoor area in front of a
building.
Fully shielded – An outdoor light fixture shielded
or constructed so that light rays emitted by
the fixture are projected below the horizontal
plane passing through the lowest point on the
fixture from which light is emitted. (Source: EMC
Section 30.040.010, Definitions).
G
Glazing – The use of glass in the exterior surfaces
of buildings, including windows, doors, and
facades.
Green walls – A vertical structure covered by
vegetation using a variety of materials and
medium to provide soil and water to the
vegetation. Also referred to as living walls or
vertical gardens. Green walls do not rely on
growth medium at the base of the wall to
provide screen type landscaping and provide
plants on the vertical face of the green wall.
Ground-floor – The lowest floor of a building
that is above the natural or finished grade of a
building, as defined in EMC Section 30.16.010B6,
distinguished from a basement and from the
upper floors.
H
Hardscape – Paving material such as tiles;
mortared pavers; wood timbers; colored,
patterned concrete with a tile, brick, or stone
appearance; or a paving material with enhanced
concrete that has an exposed aggregate,
colored, or salt finish.
I
Inside corner – The internal angle of two
intersecting walls meet, forming a concave
shape. The opposite of an outside corner, which
projects outward.
Invasive plant species – Any plant listed on
either of the following lists: San Diego County
Invasive Weed Watch list and California Invasive
Plant Council (Cal-IPC) inventory list containing
one of the following ratings: high, moderate,
alert, and watch.
L
Lot line, front – See EMC Section 30.040.010,
Definitions.
Lot line, interior – See EMC Section 30.040.010,
Definitions.
Lot line, rear – See EMC Section 30.040.010,
Definitions.
Lot line, side – See EMC Section 30.040.010,
Definitions.
M
Mature tree – Any tree with an 9-inch or greater
trunk diameter at standard height, or unless
superseded by the adoption of the City of
Encinitas Mature Tree Ordinance.
O
Offset – The projection, recession, or shifting
of a building facade to create visual or spatial
contrast along an otherwise plain building
facade.
Overhang – A part of a roof that extends beyond
the exterior walls, providing weather protection,
shading, and adding architectural interest.
P
Parapet – A low wall at the edge of a wall that
extends entirely above the roof.
Patio – An outdoor space adjoining a building,
typically used for dining or recreation.
Pedestrian walkway – A defined space or
pathway for use by a person walking or using a
wheelchair.
Plaza – A paved area surrounded by or adjacent
to buildings, often embellished with sculpture,
fountains, and planting.
Porch – A covered, or partially covered, open-air
space projecting in front of the entrance of a
building.
Primary frontage – The length of the property
line along the public right-of-way or private
street. On corner lots, the primary frontage lies
along the street with the narrowest frontage.
All other street frontages are considered side
streets frontages.
37 N101SP ODS
2026-08-26 Item #10D Page 139 of 231
9 Glossary
Primary material – An exterior finish material
that constitutes the largest share of all the
exterior building facades combined.
Private outdoor amenity space – An outdoor
area that is exclusively accessible to the
occupants of a specific property or unit.
Public right-of-way – A strip of land acquired
by reservation, dedication, forced dedication,
prescription or condemnation and intended
to be occupied by a road, crosswalk, railroad,
electric transmission lines, oil or gas pipeline,
water line, sanitary storm sewer and other
public uses. (Source: EMC Section 30.040.010,
Definitions).
R
Recessed entry - An entrance that is set back
from the main facade of a building.
Retail bay – The area on the ground-floor
between structural supports that provides a
regularly repeated spatial element and may be
used as an individual retail bay; or a combination
of multiple retail bays.
Retaining wall – A wall, either freestanding or
laterally braced, that bears against an earth or
other fill surface and resists lateral and other
forces from the material in contact with the side
of the wall, thereby preventing the mass from
sliding to a lower elevation.
Reveal – The side of an opening for a door or
window between the frame and the outer
surface of a wall, showing the wall’s thickness.
Required outdoor amenity space – The
portion of a property that must remain free
of permanent structures, though it may be
developed with landscaping, recreational
facilities, or other community-oriented features.
Roof – The external covering of a building
or structure above or covering any exterior
or interior vertical wall height. (Source: EMC
Section 30.040.010, Definitions).
Roofline – The top edge of the roof or top of
the parapet, whichever forms the top line of
the building silhouette. (Source: EMC Section
30.040.010, Definitions).
S
Screen type landscaping – Trees, shrubs, grass,
or other ornamental vegetation used to visually
shield or obscure a structure or use from
adjacent property.
Service area – Areas, spaces, facilities and
equipment serving the building (whether or
not located within the building), but to which
tenants and other occupants of the building
will not have access, including, but not limited
to, service elevators, mechanical, telephone,
electrical, trash and recycling areas, janitorial
and air and water refrigeration equipment and
similar rooms.
Setback, front yard – The area which defines
the depth of the required front yard. Setback
shall be measured from the street line or
the line established by the General Plan
Circulation Element, from private roads and
panhandles, and be measured therefrom by the
perpendicular distance prescribed for the front
yard setback of the zone in which the property
is located. (Source: EMC Section 30.040.010,
Definitions).
Setback, rear yard or side yard – The area that
defines the width or depth of the required
rear or side yard setbacks. Setbacks shall be
measured from the property line, removed
therefrom by the perpendicular distance
prescribed for the yard setback in the zone.
Where the side or rear yard abuts a street and
the side yard lot line is not otherwise an interior
lot line, the distance shall be measured as set
forth in “Setback, front yard.” (Source: EMC
Section 30.040.010, Definitions).
Shared amenities – A communal facility where
residents have access to.
Shared residential entries – A common
entryway used to access two or more residential
units.
Shutters – A moveable screen or cover used to
cover an opening, especially a window.
Siding – An exterior wall covering.
Southern California native species – Shall have
the same definition as EMC 23.27.020, Native
Plants.
38 N101SP ODS
2026-08-26 Item #10D Page 140 of 231
9 Glossary
Stoop – The steps which lead to the front door.
Street frontage – The length of any one property
line of a premises, which property line abuts a
legally accessible street right-of-way. (Source:
EMC Section 30.040.010, Definitions).
Stucco – An exterior wall covering made of
plaster applied over wood or metal lath. T
Terrace – A raised or built level platform with a
vertical or sloping front or sides.
Trellis – A garden structure of light, often
overlapped or crossing wood or metal members
used as an over-head or vertical sunshade and
plant support.
Trim – Picture molds, chair rails, baseboards,
handrails, door and window frames and similar
decorative or protective materials used in fixed
applications. (Source: California Building Code
2019 Section 202, Definitions) U
Unfinished wood siding – Raw, non–exteriorgrade wood that has no applied paint, stain, sealer, or any other coating or treatment to
protect it from exterior degradation. V
Variable slope gradients – A slope with multiple
changes in steepness and direction to provide a
natural landscaped appearance.
Volumetric break – A single or multiple volume
recess that reduces the overall building volume
for the purpose of reducing the appearance of
bulk in buildings. W
Weather protection device – Equipment or
structure designed to shield people, equipment,
or materials from the damaging effects of
adverse weather conditions like rain, wind, cold,
or extreme temperatures.
39 N101SP ODS
2026-08-26 Item #10D Page 141 of 231
CHAPTER 12, APPENDIX
City of Encinitas
Downtown Encinitas Specific Plan
Multifamily and Mixed-Use
Objective Design Standards
Draft - August 2026
2026-08-26 Item #10D Page 142 of 231
2026-08-26 Item #10D Page 143 of 231
Chapter 12, Appendix
City of Encinitas
Downtown Encinitas Specific Plan
Multifamily and Mixed-Use Objective Design Standards
Draft - August 2026
Prepared for:
City of Encinitas
Development Services Department
505 S. Vulcan Ave.
Encinitas CA, 92024
Prepared by:
Ascent
2550 Fifth Avenue, Suite 640
San Diego, CA 92103
2026-08-26 Item #10D Page 144 of 231
2026-08-26 Item #10D Page 145 of 231
TABLE OF CONTENTS
1. Introduction ............................................................................................................................................................................1
1.1. Applicability ..........................................................................................................................................................................................................1
1.2. Conflicts with State Law .............................................................................................................................................................................1
1.3. Other City Documents .................................................................................................................................................................................1
1.4. Administrative Exceptions........................................................................................................................................................................2
1.5. Other General Standards and Additional Requirements................................................................................................2
2. Transitions and Setbacks .................................................................................................................................................3
2.1. Transitions ............................................................................................................................................................................................................3
2.2. Setback Area.......................................................................................................................................................................................................4
2.3. Upper-Story Setbacks...................................................................................................................................................................................5
3. Building Design....................................................................................................................................................................6
3.1. Building and Unit Size ............................................................................................................................................................................... 8
3.2. Facades ...................................................................................................................................................................................................................9
3.3. Roofs.........................................................................................................................................................................................................................13
3.4. Ground-Floor Commercial ....................................................................................................................................................................15
3.5. Ground-Floor Residential .......................................................................................................................................................................18
3.6. Architectural Detailing, Materials, and Colors.........................................................................................................................21
4. Residential Common Open Space and Private Outdoor Amenity Space .............................................. 22
4.1. Required Common Open Space and Private Outdoor Amenity Space............................................................22
4.2. Common Open Space..............................................................................................................................................................................22
4.3. Private Outdoor Amenity Space .......................................................................................................................................................24
5. Site Design and Landscaping ..................................................................................................................................... 25
5.1. Site Landscaping...........................................................................................................................................................................................25
5.2. Grading and Slopes ...................................................................................................................................................................................26
5.3. Walls and Fencing........................................................................................................................................................................................28
5.4. Streetscape Design ....................................................................................................................................................................................29
6. Lighting Design.................................................................................................................................................................30
6.1. Exterior Lighting........................................................................................................................................................................................... 30
6.2. Exterior Light Fixtures.............................................................................................................................................................................. 30
7. Access and Parking........................................................................................................................................................... 31
7.1. Vehicle Access...................................................................................................................................................................................................31
7.2. Parking .................................................................................................................................................................................................................32
7.3. Pedestrian Circulation .............................................................................................................................................................................33
8. Service Areas, Utilities and Equipment ..................................................................................................................34
8.1. Service Areas.................................................................................................................................................................................................... 34
8.2. Wall- and Ground-Mounted Equipment ................................................................................................................................. 34
8.3. Utilities ................................................................................................................................................................................................................. 34
9. Glossary................................................................................................................................................................................. 35 i
DESP ODS
2026-08-26 Item #10D Page 146 of 231
LIST OF FIGURES
Figure 2-1. Transition Setbacks ........................................................................................................................................................................3 Figure 2-2. Upper-Story Setbacks ...................................................................................................................................................................5 Figure 2-3. Upper-Story Transition Setback............................................................................................................................................5 Figure 3-1. Overview of Building Design Standards ........................................................................................................................6 Figure 3-2. Building Design Standards Applicable to Large and Small Buildings ..................................................7 Figure 3-3. Building Size and Building Separation Requirements ..................................................................................... 8 Figure 3-4. Volumetric Break Requirements .........................................................................................................................................9 Figure 3-5. Upper Story Facade Offset Requirements................................................................................................................ 10 Figure 3-6. Facade Variation Requirements .........................................................................................................................................11 Figure 3-7. Required Building Facade Design Elements .........................................................................................................12 Figure 3-8. Requirements for Change in Roofline...........................................................................................................................13 Figure 3-9. Change in Height and Depth of Roof............................................................................................................................14 Figure 3-10. Change in Pitch of Roof.............................................................................................................................................................14 Figure 3-11. Roof Change with Architectural Feature.....................................................................................................................14 Figure 3-12. Ground-Floor Commercial Entries ...................................................................................................................................16 Figure 3-13. Transparency Requirements for Ground-Floor Commercial.......................................................................16 Figure 3-14. Individual Ground-Floor Residential Entries ............................................................................................................19 Figure 3-15. Shared Ground-Floor Residential Entries ................................................................................................................. 20 Figure 5-1. Varied Slope Gradients..............................................................................................................................................................26 Figure 5-2. Development on the Lower Part of a Hillside Lot................................................................................................26 Figure 5-3. Terraced Building Pads.............................................................................................................................................................26 Figure 5-4. Freestanding or Retaining Walls with Grading.....................................................................................................28 Figure 7-1. Driveway Entry Length ..............................................................................................................................................................31 Figure 9-1. Determination of Building Facade..................................................................................................................................36 Figure 9-2. Length of Building Facade....................................................................................................................................................36
LIST OF TABLES
Table 2-1. Minimum Width of Ground-Floor Transition Setback........................................................................................3 Table 4-1. Required Common Open Space Amenities ...........................................................................................................23 ii
DESP ODS
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1 Introduction
1. INTRODUCTION
Applicability, conflicts with State law, relationship to other City documents, and administrative exceptions.
The Downtown Encinitas Specific Plan
Multifamily and Mixed-Use Objective Design
Standards (DESP ODS) establish objective
design standards for multifamily residential and
mixed-use development projects within the
Downtown Encinitas Specific Plan area. The
DESP ODS are intended to provide the public,
building and design professionals, and decision
makers with objective criteria for eligible
development projects.
1.1. Applicability
The DESP ODS serve as minimum requirements
that apply to multifamily residential and
mixed-use development projects that include
multifamily residential, and which are located
within the Downtown Encinitas Specific Plan
boundary area. Projects subject to the DESP
ODS shall comply with the objective design
standards provided in this document.
1.1.1. Multifamily Residential
Multifamily residential is defined in the City of
Encinitas Municipal Code (EMC) Section 30.04,
Definitions, as:
“…a building containing more than two
dwelling units, each of which is for
occupancy by one family.”
1.1.2. Mixed-use Development
Mixed-use development includes buildings with
both residential and nonresidential uses. When
applicable, more specific definitions from State
law may apply.
1.1.3. Excluded Development
The following types of development are not
subject to the DESP ODS:
• Accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs).
1.2. Conflicts with State Law
When the provisions of the DESP ODS conflict
with any provision or requirement found in State
law, the provisions found in the State law shall
prevail.
1.3. Other City Documents
The EMC Title 30, Zoning (Zoning Regulations)
and the Downtown Encinitas Specific Plan
contain development standards that apply
to multifamily and mixed-use residential
development projects. The DESP ODS apply in
addition to the development standards required
by the City’s Zoning Regulations and the
Downtown Encinitas Specific Plan. In the case
of a conflict between standards, the following
shall apply:
1.3.1 Where a provision of the DESP ODS
differs from a standard contained within the
Downtown Encinitas Specific Plan, the provision
in these DESP ODS shall prevail.
1.3.2 Where a provision of the DESP ODS differs
from a standard contained within the Zoning
Regulations, the provision in these DESP ODS
shall prevail.
1.3.3 The City of Encinitas Design Standards
and Guidelines, which apply citywide, do not
apply to projects subject to the DESP ODS.
Glossary
The DESP ODS uses specific terms that
are defined in the glossary. When used,
defined terms are italicized to indicate
that the word is included in the glossary.
1 DESP ODS
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1 Introduction
1.4. Administrative Exceptions
An applicant may request an administrative
exception for up to three (3) standards contained
within the DESP ODS.
1.4.1 No administrative exceptions from the
DESP ODS shall be allowed if the project is
proposing to utilize any other State law provision
that allows a waiver, concession, or incentive
from development, design or subdivision
standards, including State Density Bonus Law
(Government Code 65915).
1.4.2 Request for Administrative Exceptions: A
request for an administrative exception(s) shall
be made in writing as part of the development
application for the proposed project:
A. The written justification for an
administrative exception(s) shall identify
each standard for which an administrative
exception is requested, and describe
how the request for an administrative
exception(s) removes a constraint to
meeting the standard.
i. For the purpose of an administrative
exception, a standard shall include
any numbered standard that does not
include any lettered standard or substandard.
ii. Where a numbered standard includes
a lettered standard and/or sub-standard,
each numbered standard, lettered
standard, and sub-standard shall be
considered an independent standard.
B. Exceptions from numerical standards
shall not deviate more than fifteen percent
(15%) from the standard.
1.4.3 Approval of Administrative Exceptions:
A written request for an administrative
exception(s) shall be considered the applicable
decision maker:
A. If the proposed project is processed
under any State law requiring streamlined
ministerial approval, the Director of
Development Services, or designee, shall
consider all requests for any administrative
exception(s).
B. The Planning Commission shall
consider all requests for any administrative
exception(s) that are not eligible for approval
by the Director of Development Services, or
designee.
1.5. Other General Standards
and Additional Requirements
Projects may be subject to other City standards
and requirements, in addition to the DESP
ODS. Other standards may include, but are not
limited to:
• Standards established in EMC Title 23,
Building and Construction, including
Section 23.24.072, Engineering Design
Manual, Section 23.24.071, BMP Manual,
Chapter 23.26, Water Efficient Landscape
Regulations, and EMC Chapter
23.36, Right-of-way Standards, Street
Improvement Standards, and Building Line
Requirements.
• Standards established in EMC 23.06,
Citizens Participation Plans.
• Subdivision approval as required by EMC
Title 24, Subdivisions.
• City’s standard design specifications,
management plans and maps for work in
the public right-of-way.
• All fire-related requirements and standards
specified in EMC and all applicable
fire safety regulations, including all the
minimum requirements listed in EMC
Title 10, Fire Prevention and all State fire
regulations and requirements.
• Regulations for public trees and Heritage
Trees, outlined in EMC Chapter 15.02,
Municipal Tree Ordinance.
• Parking requirements included in EMC
Chapter 30.54, Off-Street Parking.
• Rules for signs included EMC Chapter 30.60,
Signs.
2 DESP ODS
2026-08-26 Item #10D Page 149 of 231
2. TRANSITIONS AND SETBACKS
Transitions to single-family residential and other required setbacks. The following development standards shall apply:
2.1. Transitions
2.1.1 Ground-Floor Transition Setback: A setback
shall be provided from any lot line that abuts a
single-family residential zoned lot if the lot has
an existing single-family residential dwelling.
The building setback shall have a minimum
width as specified in Table 2-1 along the full
length of the shared lot line.
2.1.2 The setback area shall include all of the
following, as shown in Figure 2-1:
A. Screen type landscaping.
B. Minimum five-foot-wide landscape area.
C. One or more of the following may be
included in any remaining portion of the
setback area:
i. Landscaping.
ii. Pedestrian walkways.
iii. Private outdoor amenity space or
common open space.
iv. Surface parking or vehicle circulation.
2.1.3 The ground-floor transition setback shall
be inclusive of any other applicable setback
included in EMC Title 30, Zoning and the
Downtown Encinitas Specific Plan and shall
meet the largest required minimum setback
width, where applicable.
Table 2-1. Minimum Width of Ground-Floor
Transition Setback
Lot Width Minimum Setback Width
50 feet or less 5 feet
More than 50 feet
and 100 feet or less 10 feet
More than 100 feet 15 feet
3 2 Transitions and Setbacks DESP ODS
Figure 2-1. Transition Setbacks B
D
C
Single-family Multifamily Lot Line
A Screen type
landscaping
B Five-foot-wide
landscaping
C Remaining
setback area
D Minimum
setback width,
per Table 2-1
A
2026-08-26 Item #10D Page 150 of 231
2.2. Setback Area
2.2.1 No building area or architectural feature,
including balconies, are allowed to encroach or
project into the required setback area.
2.2.2 Front Yards: The following are permitted
within the required front yard setback:
A. Landscaping.
B. Hardscape.
C. Pedestrian walkways.
D. Bike racks/ bike parking.
E. Private outdoor amenity space or
common open space.
F. Outdoor dining if adjoining a commercial
use.
G. Art features.
H. Monument signs.
2.2.3 Commercial Front Yards: Fences and walls
are prohibited within the front yard setback
of a mixed-use development, except where a
commercial business selling alcohol outside
(e,g. outdoor dining) is required by the California
Department of Alcoholic Beverage Control (ABC)
to install a fence or wall around the alcohol sales
area.
Note
The methodology for determining the
length of a building facade is included as
part of the definition for facade, length in
Chapter 9, Glossary.
4 2 Transitions and Setbacks DESP ODS
A
C
D
F
G
H
B
E
Examples of permitted elements within the front
yard setback as described in Standard 2.2.2.
2026-08-26 Item #10D Page 151 of 231
2.3. Upper-Story Setbacks
2.3.1 Upper-Story Transition Setback: An
upper-story transition setback is required
beginning at the third story for the entire
length of the building facade along any
shared lot line that abuts a single-family
residential zone lot, if the adjacent lot has an
existing single-family residential dwelling. The
third story, and additional stories if permitted,
shall be set back a minimum of seven feet
from the ground-floor facade, as shown in
Figure 2-2.
2.3.2 Upper-Story Setbacks: Any story above
the second story of a building, not abutting
single family residential, shall be set back a
minimum of seven feet from the ground-floor
facade for a minimum of sixty percent (60%) of
the building facade length, as shown in Figure
2-3.
5 2 Transitions and Setbacks DESP ODS
Figure 2-2. Upper-Story Setbacks
Figure 2-3. Upper-Story Transition Setback
60% of building
facade with
upper-story
setback
40% of building
facade without
upper-story
setback
7 feet
minimum
Ground-floor
Second-floor
Third-floor
A Upper-story setback (7 feet minimum)
Ground-floor
Second-floor
A Third-floor
2026-08-26 Item #10D Page 152 of 231
3. BUILDING DESIGN
Standards for building size, unit size, facades, roofs, ground-floors, and architectural features and details. The following development standards shall apply:
Building design standards outline requirements
intended to create architectural variation,
interest, and detail to avoid large, monotonous,
uniform, and boxy building masses. Standards
for building design work together to achieve
better architectural outcomes.
Figure 3-1 illustrates how these standards work
together to shape the design of buildings. Some
of the standards apply to large buildings only
while other standards apply to large and small
buildings, as illustrated in Figure 3-2.
6 3 Building Design DESP ODS
Figure 3-1. Overview of Building Design Standards
Standard 3.1.2
Building Separation
Standard 3.2.1
Volumetric Break
Standard 3.3.1
Roof Variation
Standard 3.2.4
Facade Design Elements
Standard 3.2.2
Upper-Story Facade Offset
Standard 3.2.3
Upper-Story Facade Variation
2026-08-26 Item #10D Page 153 of 231
7 3 Building Design DESP ODS
Building Design Standards for Large and Small Buildings Building Design Standards for Large Buildings Only
Building separation and volumetric break standards apply to large buildings only.
Standard 3.1.2
Building Separation
Applies to sites with more than one building
and when any building facade is longer than
150 feet.
Standard 3.2.1
Volumetric Break
Applies to any building facade
longer than 100 feet.
Standard 3.4 and Standard 3.5
Ground-Floor Commercial and Residential
Applies to the ground-floor facade
of all buildings.
Standard 3.2.4
Facade Design Elements
Applies to all building facades.
Standard 3.2.3
Upper-Story Facade Variation
Applies to any building facade
longer than 20 feet.
Standard 3.3.1
Roof Variation
Applies to any continuous
rooflines longer than 50 feet.
Figure 3-2. Building Design Standards Applicable to Large and Small Buildings Standard 3.2.2
Upper-Story Facade Offset
Applies to any building facade
longer than 30 feet.
2026-08-26 Item #10D Page 154 of 231
3.1. Building and Unit Size
3.1.1 Maximum Building Size: The maximum
length of any building facade shall not exceed
200 feet in length, as shown in Figure 3-3.
3.1.2 Building Separation: Multiple buildings
on the same site shall be separated by at least
20 feet if any building on the site has a building
facade length that is longer than 150 feet, as
shown in Figure 3-3.
3.1.3 Maximum Average Unit Size: The
maximum average size of dwelling units
in the project shall not exceed 800 square
feet of floor area for rental projects, and 900
square feet of floor area for ownership projects,
except for projects that are utilizing EMC
Sections 30.21.200- 30.21.220, “AB 2011 MixedIncome” Housing Development Projects under Government Code Sections 65912.120, et seq.
Ownership projects include all projects with a
condominium map or where units may be sold
individually. For purposes of compliance with
this requirement, only floor area within dwelling
units shall be used to calculate the average unit
size for a project.
8 3 Building Design DESP ODS
Figure 3-3. Building Size and Building Separation Requirements Building separation
Building separation
Example of building separation as described in
Standard 3.1.2.
Maximum Building Size
200 ft
Minimum
Building Separation
20 ft.
2026-08-26 Item #10D Page 155 of 231
3.2. Facades
3.2.1 Volumetric Breaks: No building facade, or
portion of a building facade, shall extend more
than 100 feet along a street frontage without
incorporating a volumetric break (see Figure
3-4). Volumetric breaks shall be subject to the
following standards:
A. A volumetric break shall extend from the
finished grade to the top of the roof.
B. A volumetric break shall measure a
minimum of 15 feet deep and a minimum
of 15 feet wide, except when it is located at
the corner of a building, in which case the
volumetric break shall measure a minimum
of 15 feet deep and a minimum of 30 feet
wide.
C. No building feature may extend beyond
the structural envelope and encroach into
a volumetric break except for the following,
which may extend up to two feet from the
building facade:
i. Roof projections such as eave, cornice,
and eyebrow projections.
ii. Openly supported architectural
projections, including trellises.
iii. Bay windows.
iv. Private outdoor amenity space.
D. Private outdoor amenity space and
common open space located at groundfloor may be located within the area of a volumetric break.
E. No parking shall be located within a
volumetric break.
9 3 Building Design DESP ODS
Maximum Facade
Length 100 ft. Without
Volumetric Break
Minimum
15 ft.
Figure 3-4. Volumetric Break Requirements
15 ft
15 ft
Volumetric
Break
Example of volumetric break as described in
Standard 3.2.1.
2026-08-26 Item #10D Page 156 of 231
3.2.2 Upper-Story Facade Offset: No upper-story
building facade, or portion of an upper-story
building facade, including within a volumetric
break, shall extend more than 30 linear feet
without incorporating a facade offset (see
Figure 3-5):
A. A facade offset shall measure a minimum
of six feet wide and a minimum of three feet
deep as a projection or recession from the
building facade.
B. Facade offsets shall extend to every
story above the ground-floor of the building
facade, but may also be included as part of
the ground-floor.
10 3 Building Design DESP ODS
30 ft 6 ft 30 ft
30 ft >6 ft
Example of upper-story facade offset.
3 ft 6 ft
Examples of facade offset as described in
Standard 3.2.2.
Figure 3-5. Upper Story Facade Offset Requirements
2026-08-26 Item #10D Page 157 of 231
3.2.3 Upper-Story Facade Variation: Building
facades shall include one or more of the
following at least every 20 linear feet, on every
story above the ground-floor (see Figure 3-6):
A. Dormers.
B. Cross gables.
C. Porches.
D. Balconies.
E. Bay windows.
F. Other architectural features that project
or recess a minimum of two feet from
the building facade. A change in depth
using appliques, trim, or other exterior
finish material change does not satisfy the
requirement to provide facade variation.
11 3 Building Design DESP ODS
Figure 3-6. Facade Variation Requirements
20 ft 20 ft
20 ft
20 ft
Examples of facade variation.
Examples of facade variation shown above include
changes in facade depth, porches, and balconies as
described in Standard 3.2.3.
Balconies
Bay windows
Porches
2026-08-26 Item #10D Page 158 of 231
3.2.4 Facade Design Elements: At least two
of the following facade design elements are
required on all building facades (see Figure 3-7):
A. An exterior finish material on the facade
of the ground-floor that is different from
the exterior finish material on the facade of
upper floors.
B. A change in exterior finish material from
the primary material.
i. Green walls may apply.
ii. Different color applications do not
apply.
C. A belt course or belly band.
D. Awnings.
E. Shutters.
F. Facade screens with material
perforations.
3.2.5 Blank Walls: Where building facades
face a public street or common open space,
and exceed 50 feet in length without windows
or doors, at least one of the following shall be
incorporated:
A. Green walls.
B. Art features.
12 3 Building Design DESP ODS
Change in material
Change in material
Awnings
Awnings
Example of Facade Design Elements at the groundfloor as described in Standard 3.2.4.
Figure 3-7. Required Building Facade Design Elements
Design elements
Belt
course
Awning
Facade screens
Examples of facade design elements.
Change in material
2026-08-26 Item #10D Page 159 of 231
3.3. Roofs
3.3.1 Roof Variation: Roofs shall not run in a
continuous roofline for more than 50 linear
feet, as shown in Figure 3-8, without one of the
following:
A. A change in the height or depth of the
roofline that is a minimum of three feet from
the building facade, as shown in Figure 3-9.
B. A change in pitch or slope of the roofline,
as shown in Figure 3-10.
C. Architectural or roof features such as
parapets, varying cornices, chimneys, or
reveals, as shown in Figure 3-11.
3.3.2 Pitched Roofs: Pitched roofs shall have a
minimum 3:12 pitch. Roofs with a shallower pitch
shall be considered a flat roof.
3.3.3 Flat Roofs: Flat roofs shall be consistent
with the following standards:
A. A parapet shall be provided around the
entire perimeter of the flat roof.
B. The interior side of parapet walls shall not
be visible from a common open space or the
public right-of-way.
3.3.4 Rooftop Equipment: All rooftop
equipment shall be located away from edge
of the roof, be screened on all sides by an
opaque screen as tall as the highest point of the
equipment and not visible from the public rightof-way, and must comply with the standards in EMC Chapter 30.40, Performance Standards.
3.3.5 Flashing, Exhaust, Ventilation, etc.: All
flashing, sheet metal vents, exhaust fans,
ventilators, and pipe stacks shall be screened
using the same materials and finishes as the
building.
3.3.6 Prohibited Roof Materials: The following
shall not be permitted as roof materials:
A. Corrugated metal.
B. Florescent, neon, or other high-contrast
or brightly colored materials.
C. Reflective or mirrored materials.
3.3.7 No Illumination of Roofs: Roofs shall not
be lit from within, lit on the exterior, or include
specific illumination of roof material.
13 3 Building Design DESP ODS
Figure 3-8. Requirements for Change in Roofline
Architectural elements Change in height Change in pitch 50 ft
2026-08-26 Item #10D Page 160 of 231
14 3 Building Design DESP ODS
Flat roofs with
change in depth
3 ft
Flat roofs with
change in height
3 ft
Change in roof
height
Change in pitch
and slope
Architectural
features
Architectural
features
Figure 3-9. Change in Height and Depth of Roof
Figure 3-10. Change in Pitch of Roof
Figure 3-11. Roof Change with Architectural Feature
2026-08-26 Item #10D Page 161 of 231
3.4. Ground-Floor Commercial
3.4.1 Ground-Floor Commercial Occupant
Spaces: Each ground-floor commercial
occupant space shall include all the following:
A. Retail bays, included as part of the
ground-floor commercial occupant space,
shall be a minimum of 25 feet and a
maximum of 35 feet in width.
B. Ground-floor commercial occupant
spaces shall have a minimum depth of 50
feet.
C. Each ground-floor commercial occupant
space shall include at least one entrance that
is located along a street frontage, pedestrian
walkway, or common open space as shown
in Figure 3-12.
D. All ground-floor commercial facades
located along a street frontage, pedestrian
walkway, or common open space shall
include windows and doors for a minimum
of sixty percent (60%) of each ground-floor
facade as shown in Figure 3-13.
E. Transparent or translucent glazing is
required for all windows and doors on each
ground-floor commercial facade. Opaque,
reflective, or dark tinted glass that obstructs
the view of the interior of the building from
the public street is not permitted, unless
otherwise required by the EMC for sensitive
uses.
Note
The methodology for determining the
surface area of the ground-floor facade
is included as part of the definition
for facade, surface area in Chapter 9,
Glossary.
15 3 Building Design DESP ODS
Example of entrance facing common open space.
Example of ground-floor transparency.
At least 60% of the ground floor commercial facade
must be transparent windows and doors
2026-08-26 Item #10D Page 162 of 231
16 3 Building Design DESP ODS
At least one entrance per
retail space facing street
frontage, pedestrian
walkway or common open
space
Transparent or translucent glazing
At least 60% of the ground-floor commercial facade
must be transparent windows and doors
Figure 3-12. Ground-Floor Commercial Entries
Figure 3-13. Transparency Requirements for Ground-Floor Commercial 25-35 feet
Retail bay
2026-08-26 Item #10D Page 163 of 231
3.4.2 Ground-Floor Commercial Entrances:
Entrances to ground-floor commercial occupant
spaces shall provide two or more of the
following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection device, such as an
awning, canopy, or other shade structure
above each retail space, which may encroach
into the public right-of-way through an
approved encroachment permit.
C. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
D. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
E. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
F. Signage shall be consistent with the
requirements in EMC Section 30.60, Signs.
17 3 Building Design DESP ODS
A
C
D
B
F
Example applications of ground-floor commercial
requirements. Letters correspond to standards
described in Standard 3.4.2.
2026-08-26 Item #10D Page 164 of 231
3.5. Ground-Floor Residential
3.5.1 Location of Ground-Floor Residential
Entries: Where residential units are provided on
the ground-floor, the following shall apply:
A. Shared residential entries or individual
residential entries, shall be separated from
nonresidential entries.
B. Shared residential entries and lobbies
shall be located along the street frontage
or common open space, and shall not be
located along an alley.
C. Individual residential entries shall be
located on the street frontage or common
open space.
D. Individual primary residential entries are
not allowed at the rear of buildings or along
alleys.
18 3 Building Design DESP ODS
Examples of location of residential entries
requirements. Letters correspond to standards
described in Standard 3.5.1.
C
B
A
2026-08-26 Item #10D Page 165 of 231
3.5.2 Individual Ground-Floor Residential
Entries: Individual residential entries on the
ground-floor shall provide an individually
recognizable entry, as shown in Figure 3-14, by
using two or more of the following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection devices, such as
an awning, canopy, or overhang above
each residential entry, which may encroach
into the public right-of-way with an
encroachment permit.
C. Individual stoop, entrance patio, terrace,
or forecourt with an entry that has a change
in height of at least three feet in height from
finished grade.
D. A minimum three-foot change in facade
depth from the ground-floor facade.
E. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
19 3 Building Design DESP ODS
A
E
D
B
C
Example of individual residential entry requirements.
Letters correspond to standards described in
Standard 3.5.2.
Figure 3-14. Individual Ground-Floor Residential Entries Change in
exterior finish
material
Weather
protection device
2026-08-26 Item #10D Page 166 of 231
3.5.3 Shared Ground-Floor Residential Entries:
Shared residential entries on the groundfloor, including lobbies, must provide a distinct building entry, as shown in Figure 3-15, by
incorporating three or more of the following
elements:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. Windows and doors with transparent or
translucent glazing for a minimum coverage
of 60%.
C. A weather protection device, such as
a canopy, awning, or overhang and may
encroach into the public right-of-way
through an approved encroachment permit.
D. Forecourt or plaza adjoining the entry
with a change in height of at least three feet
in height from finished grade.
E. A change of exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
3.5.4 All Residential Entries: Individual and
shared residential entries shall comply with the
following:
A. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
B. Signage shall comply with EMC Chapter
30.60, Signs.
20 3 Building Design DESP ODS
A
E
C
D
B
Examples of shared residential entry requirements.
Letters correspond to standards described in
Standard 3.5.3.
Recessed entry and weather
protection element
Change in building material
Transparent entry
Figure 3-15. Shared Ground-Floor Residential Entries
2026-08-26 Item #10D Page 167 of 231
3.6. Architectural Detailing, Materials, and Colors
3.6.1 Windows: Window treatments shall be
designed utilizing one of the following methods:
A. Built-up window sills and trim, at a
minimum ½-inch thick from the face of the
adjoining wall.
B. Recessed windows with at least two
inches provided from the face of the
adjoining wall to the window glass surface.
3.6.2 Exterior Finish Materials: A building shall
include more than one primary exterior finish
material, but no more than three primary
exterior finish materials.
3.6.3 Changes of Exterior Finish Materials:
Transitions between exterior finish materials
shall occur on the inside corner of all changes in
the plane of the building facade.
3.6.4 Natural Materials: The following natural
exterior finish materials shall not be painted:
A. Terra cotta.
B. Tile.
C. Stone.
D. Copper.
3.6.5 The following colors and materials are not
permitted as exterior finish materials or accent
materials on a building facade:
A. Fluorescent or neon colors.
B. Corrugated metal.
C. Plywood.
D. Unfinished wood siding.
E. Reflective or mirrored surfaces.
21 3 Building Design DESP ODS
Standard 3.6.5
Finished wood
Standard 3.6.2 More than one primary material
Standard 3.6.1 Window treatment
Examples of architectural detailing, materials, and
color.
2026-08-26 Item #10D Page 168 of 231
22 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS
4. RESIDENTIAL COMMON OPEN SPACE AND
PRIVATE OUTDOOR AMENITY SPACE
Requirements and standards for the design of common open space and private outdoor amenity space areas. The following development standards shall apply:
4.1. Required Common Open
Space and Private Outdoor
Amenity Space
4.1.1 The requirements for common open
space and private outdoor amenity space shall
supersede the requirements found in EMC
30.16.010.D, Higher Density Single-Family and
Multiple-Family Residential Zones (R-11/R-15/R20/R-25).
A. Projects subject to the requirements
of the R-30 Overlay shall comply with the
common open space and private outdoor
amenity space requirements of EMC
30.16.010.E, Residential 30 Overlay Zone (R30 Overlay).
4.1.2 Common Open Space: A minimum of 50
200 square feet of common open space per
residential unit shall be provided and is allowed
within the required setback area.
4.1.3 Private Outdoor Amenity Space: A
minimum of 50 100 square feet of private
outdoor amenity space per residential unit shall
be provided.
4.1.4 Combined Amenity Space and Open
Space: Common open space and private
outdoor amenity space may be combined for
a total of 100 300 square feet of common open
space per residential unit, located on-site, and
shall meet the requirements of common open
space under 4.2 of this Section.
4.2. Common Open Space
4.2.1 If a project has less than 10 units, each
common open space area shall measure a
minimum of 5 feet by 15 feet. If a project has 10
to 25 units, each common open space area shall
measure a minimum of 10 feet by 25 feet. If a
project has more than 25 units, each common
open space area shall measure a minimum of
20 feet by 25 feet.
4.2.2 Common open space shall be designed to
be visible from inside abutting residential units,
such as windows located at building entrances
or as part of residential units.
4.2.3 Common open space shall be accessible
and made available for use by all residents and
tenants.
4.2.4 A minimum of twenty percent (20%) of the
required common open space shall be planted
with live planting, trees, ground cover, and/or
shrubs.
4.2.5 Lighting shall be provided throughout
common open space and shall comply with the
standards in EMC Chapter 30.40, Performance
Standards.
4.2.6 Common open space shall not be allowed
on the roof of the uppermost floor.
4.2.7 Walkways are excluded from the required
area for common open space.
4.2.8 At least eighty percent (80%) of the total
required common open space area shall be
open from ground to sky.
4.2.9 Common open space in its entirety is
allowed to be counted towards the required site
landscaping area requirements, except for R-30
sites as stated in 4.1.1.
2026-08-26 Item #10D Page 169 of 231
23 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS Examples of common open space. Letters correspond to standards described in Standard 4.2.11.
B
A
C
G
H
J
I
J
N
L
4.2.9 Common open space amenities shall
be provided to meet the minimum number of
common open space amentities identified in
Table 4-1.
Table 4-1. Required Common Open Space
Amenities
Number of Units
Minimum Number of
Common Open Space
Amenities
9 units or less At least 2
10 – 25 units At least 3
26 or more units At least 4
4.2.10 Eligible common open space amenities
include:
A. Children’s play area.
B. Swimming pool area.
C. Basketball half-court, pickleball, tennis or
other multi-sport area.
D. Game court, such as bocce, chess,
cornhole or shuffleboard court.
E. Fitness trail.
F. Outdoor gym.
G. Picnic area.
H. Dog park.
I. Community garden.
J. Open lawn.
K. Bike racks and bike parking.
L. Plaza or seating area with fixed or
movable seats.
M. Outdoor barbeque or cooking area.
N. Interactive public art, sculptures, or other
art features.
2026-08-26 Item #10D Page 170 of 231
24 4 Residential Common Open Space and Private Outdoor Amenity Space DESP ODS Examples of private outdoor amenity space. Letters
correspond to standards described in Standard 4.3.2.
B
E
A
4.3. Private Outdoor Amenity Space
4.3.1 Private outdoor amenity space shall have a
minimum width of five feet in any direction.
4.3.2 Eligible private outdoor amenity space
may consist of one or more of the following:
A. Balconies.
B. Patios.
C. Gardens.
D. Porches.
E. Stoops.
F. Decks.
G. Private yards.
H. Terraces.
4.3.3 Private outdoor amenity space shall not
be allowed on the roof of the uppermost floor.
2026-08-26 Item #10D Page 171 of 231
5. SITE DESIGN AND LANDSCAPING
Standards for landscaping, grading and slopes, walls and fencing, and streetscape design. The following development standards shall apply:
5.1. Site Landscaping
5.1.1 A minimum of fifty percent (50%) of the
net lot area located outside of the building
footprint shall be constructed or maintained as
permeable surface materials.
5.1.2 Site landscaping shall comply with the
applicable requirements of EMC Chapter 23.26,
Water Efficient Landscape Regulations.
5.1.3 Plants that are identified as invasive plant
species shall not be allowed in any existing or
proposed landscaped area.
5.1.4 A minimum of fifty percent (50%) of the
total landscaped area shall be planted with
southern California native species, as required in
EMC 23.27.020, Native Plants.
5.1.5 A minimum of 30 trees per net acre shall
be required as part of the projects landscaping
and at least 50% of the proposed trees shall be
planted with southern California native species
as defined in EMC 23.27.020, Native Plants.
5.1.6 Where screen type landscaping has been
provided, the following shall apply:
A. Tree species shall be provided at a
minimum 24-inch box size.
B. Shrubs shall be provided at a minimum
five-gallon size and be dense and fastgrowing.
C. Grasses and deciduous plants shall not be
used for screening purposes.
5.1.7 Landscaping shall not exceed four feet in
height within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access.
5.1.8 Mature trees located on a public or
private development site shall be preserved
and incorporated into the design of the project
development to the extent feasible. If a mature
tree must be removed to accommodate
proposed development, it shall be replaced
at a three-to-one (3:1) ratio on the project site
which is in addition to the EMC 30.16.010.D.6
tree requirement. If all replacement trees
are southern California native species, the
replacement ratio shall be reduced to a two-toone (2:1), or unless superseded by the adoption of the City of Encinitas Mature Tree Ordinance.
25 5 Site Design and Landscaping DESP ODS
Example of site landscaping. Examples of screen type landscaping. 2026-08-26 Item #10D Page 172 of 231
5.2. Grading and Slopes
The following requirements shall apply to lots
with an average slope greater than ten percent
(10%):
5.2.1 Variable slope gradients shall be provided
through the following (see Figure 5-1):
A. Slopes shall retain a natural appearance
by being within ten percent (10%) of existing
slope for first 10 horizontal feet at the top
and bottom of slope.
B. Slopes shall have contours of
varied gradients from 2:1 to 5:1, unless
demonstrated safe by specific site
engineering studies and approved by the
Encinitas Engineering Department.
5.2.2 Buildings shall be integrated into the
topography of the site through one of the
following methods:
A. Buildings shall utilize existing pad areas
and site grading shall follow existing grade
contours for a minimum of fifty percent
(50%) of the parcel.
B. Buildings shall be located on the lower
fifty percent (50%) of a hillside lot (see Figure
5-2).
C. Buildings shall utilize smaller building
pads that gradually terrace up existing
hillsides (see Figure 5-3).
26 5 Site Design and Landscaping DESP ODS
Figure 5-1. Varied Slope Gradients
Figure 5-2. Development on the Lower Part of
a Hillside Lot
Figure 5-3. Terraced Building Pads
Lot Line
50%
5-FOOT
LANDSCAPE AT EACH SIDE
Lot Line
Gradual
building pads
Required
within 10%
of existing slope
Existing slope
Existing slope
Prohibited
2026-08-26 Item #10D Page 173 of 231
5.2.3 On portions of the site that are sloped ten
percent or less (≤10%), the following shall apply:
A. Minimize the visual impact of grading by
locating eighty percent (80%) or more of the
cut and fill surface area under the buildings.
B. Hillside lot cuts shall be limited to the
area required for the structure, and shall not
be extended to create flat surfaces for yard
and recreational areas.
5.2.4 Proposed building pads and foundation
walls shall be a maximum of two feet above the
finished grade and shall be screened using one
or more of the following methods:
A. Porches, stoops, or patios integrated
into the design of the ground-floor facing
the public right-of-way or a common open
space.
B. Material cladding that matches the
cladding of the floors above, and a minimum
five-foot-wide landscaped area immediately
adjoining the building facade.
5.2.5 Site drainage shall comply with the
following:
A. All site drainage shall be conveyed to
vegetated areas or other approved areas
of the site in a manner consistent with the
City’s Jurisdictional Regional Stormwater
Management Program and Engineering
Design Manual, Chapter 6: Drainage Design
Requirements.
B. All hardscape and pedestrian walkways
shall be graded to facilitate drainage.
5.2.6 Landscaping shall be provided on all
graded slope areas and shall be installed prior to
building occupancy.
27 5 Site Design and Landscaping DESP ODS
Example of porches, stoops, and patios in ground-floor building frontages, as described in Standard 5.2.4(A). 2026-08-26 Item #10D Page 174 of 231
5.3. Walls and Fencing
5.3.1 Fences and walls shall comply with EMC
30.16.010.G, Fences and Walls.
5.3.2 A fence or wall located adjacent to a public
sidewalk or trail shall include an illuminated
pedestrian entry gate a minimum of every 100
feet and shall be compliant with EMC 30.40
Performance Standards.
5.3.3 Retaining walls shall comply with all the
following:
A. The total height shall be no greater than
six feet from the lowest finished grade.
B. In any required front or street side yard
area, the height shall not exceed four feet
from the lowest finished grade.
C. The sides of a retaining wall visible from
the public right-of-way shall be finished in
stone, stucco, masonry, or landscaping.
5.3.4 Where all grading requirements are met
and the retaining requirement exceeds six feet,
a maximum of three freestanding or retaining
walls within 20 horizontal feet are permitted,
if a four feet minimum landscaped step-back
is provided between each proposed wall with
a maximum height of six feet for each wall as
shown in Figure 5-4.
28 5 Site Design and Landscaping DESP ODS
Landscaping above a retaining wall, as described in
Standard 5.3.3(C).
Figure 5-4. Freestanding or Retaining Walls with Grading 6 ft.
maximum
4 ft. minimum
20 ft. maximum
2026-08-26 Item #10D Page 175 of 231
5.3.5 Freestanding walls or fencing along the
perimeter of the property shall be a maximum
of six feet tall and shall comply with the
following:
A. Metal fencing shall be finished or painted
to match the exterior finish material of the
nearest facade.
B. Provide screen type landscaping, vertical
plantings or climbing vines along the entire
length of the wall or fence.
C. Chain link, barbed and razor wire fencing
shall not be permitted.
5.3.6 Within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access, walls and fences shall not exceed four
feet in height.
5.3.7 Unfinished concrete block walls shall not
be permitted.
5.4. Streetscape Design
5.4.1 Sidewalk and street improvements
required as part of a project shall comply with
applicable requirements from the Downtown
Encinitas Specific Plan Section 4.7, Streetscape
Concepts and Chapter 5, Circulation Plan and
the City’s Public Road Standards.
5.4.2 A minimum of one hundred percent
(100%) of landscaping in the public right-of-way
shall be planted with southern California native
species, as required in EMC 23.27.020, Native
Plants.
5.4.3 Street trees shall comply with the
following, or as amended:
A. EMC 23.27.020, Native Plants.
B. Chapter 15.02, Municipal Tree Ordinance.
C. Downtown Encinitas Specific Plan
Chapter 7, Street Tree Master Plan.
D. Urban Forest Management Program
Administrative Manual of Procedures.
E. Any other City approved street tree list or
regulations.
29 5 Site Design and Landscaping DESP ODS
Example of streetscape design in Standard 5.4
2026-08-26 Item #10D Page 176 of 231
6. LIGHTING DESIGN
Standards for exterior lighting and exterior light fixtures used on site and on building facades. The following development standards shall apply:
6.1. Exterior Lighting
6.1.1 All lighting shall conform with EMC
Chapter 30.40, Performance Standards or
unless superseded by the adoption of a Dark Sky
Ordinance.
6.1.2 All building entrances shall be lit as
required under the California Building Code.
6.1.3 Exterior lighting shall be programmed with
dusk to dawn lighting for safety and security in
the following areas:
A. Pedestrian walkways.
B. Vehicular circulation areas.
C. Entrances.
D. Parking.
E. Common open space.
6.2. Exterior Light Fixtures
6.2.1 Exterior light fixtures shall be positioned,
hooded, fully shielded, and downward-facing
to direct light away, minimize glare, and reduce
light trespass within the project site and from
any street or adjoining properties.
6.2.2 Exterior light fixtures shall be:
A. Finished in a material or color that
matches the abutting roof, wall, or trim
material, and/or color.
B. Located below the roof eave or a
maximum of 14 feet above the finished
grade, whichever is less.
6.2.3 Exterior light fixtures shall not include:
A. Blinking, moving, or changing intensity of
illumination.
B. An adjustable aiming angle that creates
skyglow and light trespass.
C. Colored lamps or filters.
6.2.4 The following types of exterior light
fixtures are not subject to these requirements:
A. Decorative landscape lighting fixtures of
50 watts or less.
B. Holiday lighting.
6.2.5 Freestanding lamp posts shall be no taller
than 18 feet.
6.2.6 Bollards with lights shall be no taller than
42 inches as measured from finished grade to
top of bollard.
6.2.7 Floodlight fixtures may only be used for
service areas and shall be:
A. Mounted to be downward directed only.
B. Located no higher than the first story or
14 feet above finished grade, whichever is
less.
C. Motion-sensor activated at all times.
D. Positioned so the light generated by the
fixtures is contained within service area
boundaries and enclosure walls.
30 6 Lighting Design DESP ODS
Examples of lighting fixtures from Standard 6.2.
2026-08-26 Item #10D Page 177 of 231
7 Access and Parking
7. ACCESS AND PARKING
Requirements for vehicle access, parking, and pedestrian circulation used in addition to other City standards.
7.1. Vehicle Access
7.1.1 All vehicle access points shall be
coordinated with streetscape design and
circulation improvements.
7.1.2 The number of vehicle access points shall
comply with all of the following:
A. Lots with 100 linear feet of street
frontage or less shall have a maximum of
one vehicle access point from the street,
unless precluded by other applicable City
standards.
B. Lots with greater than 100 linear feet of
street frontage shall have a maximum of two
vehicle access points from the street.
7.1.3 Vehicle access point(s) shall be located as
follows:
A. Where the lot abuts an alley, one vehicle
access point shall be from the alley.
B. Where a corner lot fronts primary street
and a side street, one vehicle access point
shall be from the side street, if not provided
from an alley.
7.1.4 For projects with more than 25 units,
decorative paving, consisting of stamped or
stained concrete, pavers, and or cobblestones,
shall be required for a minimum depth of 20
feet and spanning the width of the project’s
driveway entries.
7.1.5 Vehicle access gates, if proposed, shall be
located a minimum of 18 feet from the right-ofway, ally or back of sidewalk, whichever is greater (see Figure 7-1).
A. Controlled entrances providing access
to more than 50 units shall be located a
minimum of 36 feet from the right-of-way or
back of sidewalk, whichever is greater.
31 DESP ODS
Figure 7-1. Driveway Entry Length
Driveway entry
18’
Street
Driveway entry for over 50 units
36’
Back of sidewalk
Street
2026-08-26 Item #10D Page 178 of 231
7 Access and Parking
7.2. Parking
7.2.1 All off-street parking shall comply with
the EMC Chapter 30.54, Off-Street Parking and
the City of Encinitas Off-Street Parking Design
Manual, as amended.
7.2.2 Private garages shall comply with
the applicable accessory buildings and use
requirements in the EMC Section 30.48.040,
Residential and Agricultural Zones.
7.2.3 Covered and uncovered surface parking
areas, shall comply with all the following:
A. Surface parking areas shall be located in
the rear of the lot and located behind the
building.
B. Where a surface parking area is located
within 15 feet of a ground-floor bedroom
window(s), the parking area shall be oriented
or screened to prevent visual intrusion into
the building from vehicle lights.
C. Curbs and wheel stops are required
where a surface parking area abuts a
building, pedestrian walkway, or common
open space to prevent encroachment.
D. Landscaping within surface parking
areas shall comply with the requirements
of EMC Section 30.54.060, Parking Area
Landscaping.
E. Surface parking areas shall provide one
tree for every five parking spaces.
7.2.4 Where surface parking areas that are
adjacent to a public street, a buffer area that is
a minimum of 5 feet wide, measured from the
back of sidewalk or street curb to the parking lot
paving, whichever is greater shall be provided
and shall include screening that is at least 3 feet
tall consisting of landscaping and/or planted
earth berms.
7.2.5 At least seventy-five percent (75%) of any
public street-facing facade of parking structures
shall be screened with one or more of the
following:
A. Building floor area.
B. Screen type landscaping.
C. Ornamental screens in a finish matching
the finishes of the building.
D. Public art or murals.
7.2.6 Individual garage doors shall be oriented
to face one of the following:
A. Other garage doors.
B. Covered or uncovered surface parking.
C. An interior lot line.
D. An alley.
7.2.7 Individual garage doors shall be recessed
into the garage wall a minimum of 4 inches to
provide shadow and relief.
7.2.8 Attached private garages, carports, and
accessory buildings located along a public rightof-way shall be setback a minimum of two feet from the primary building facade and shall use
the same building materials, articulation, and
colors as the building they serve.
7.2.9 A public alley may be counted toward the
required back-out and maneuvering aisle space
for on-site parking that is immediately abutting
an alley, and pursuant to the City of Encinitas
Off-Street Parking Design Manual.
32 DESP ODS
Individual garage doors facing each other.
Example of covered and uncovered parking area.
2026-08-26 Item #10D Page 179 of 231
7 Access and Parking
7.3. Pedestrian Circulation
7.3.1 A continuous pedestrian walkway shall be
provided to connect all of the following to each
other:
A. Residential unit entries.
B. Common open space.
C. Shared amenities, such as fitness centers,
community spaces and mailboxes.
D. Parking areas.
E. Public sidewalks.
F. Trails.
G. Trash service areas.
7.3.2 Continuous pedestrian walkways shall be
a minimum of 4 feet wide and consist of the
following:
A. A paved pedestrian walkway that meets
ADA Standards for Accessible Design.
B. Pedestrian crossings in areas with
vehicle circulation shall be clearly identified
by paving materials or colors that are
different from and in high contrast to the
surrounding paving materials or colors.
C. Incorporate lighting programmed with
dusk to dawn lighting for safety and security
and shall be compliant with EMC 30.40
Performance Standards.
7.3.3 Continuous pedestrian walkways shall
be constructed in one or more of the following
materials:
A. Concrete.
B. Stamped concrete.
C. Concrete pavers.
D. Permeable surface materials that
conform with the Standards for Accessible
Design pursuant to the California Building
Code.
E. High contrast painted crossings,
permitted only in areas with vehicle
circulation.
33 DESP ODS
Example of continuous pedestrian walkway
connecting residential unit entries.
Example of pedestrian crossing areas clearly
identified from vehicle circulation.
2026-08-26 Item #10D Page 180 of 231
8 Service Areas, Utilities and Equipment
8. SERVICE AREAS, UTILITIES AND EQUIPMENT
Standards for services areas, utilities, and equipment needed for the function of buildings. The following development standards shall apply:
8.1. Service Areas
8.1.1 Storage, service areas, and loading areas
shall be located in the rear of the lot and shall
not be visible from the public right-of-way.
8.1.2 Storage, service areas, and loading areas
shall comply with EMC 30.40, Performance
Standards.
8.1.3 Trash and recycling areas shall be provided
within enclosures or view-obstructing gates that
comply with all of the following:
A. Enclosures shall not be located in the
front yard or abut residential units or any
private outdoor amenity space or common
open space.
B. Enclosures shall incorporate a pedestrian
walkway from the building to the enclosure
and have a pedestrian access gate with a
minimum width of 36 inches.
C. Enclosures shall be constructed of a
six-foot high masonry wall on at least three
sides and shall not be visible from the public
right-of-way.
D. The enclosure and gates shall be finished
in a material that matches the building’s
color and materials.
8.2. Wall- and Ground-Mounted
Equipment
8.2.1 Wall- and ground-mounted equipment
is not allowed between front or side street
building facades and the public right-of-way.
8.2.2 Wall- and ground-mounted equipment
must meet the requirements of EMC 30.40,
Performance Standards.
8.2.3 Wall- and ground-mounted equipment
shall not be visible from the public right-of-way
using one or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
C. All screen elements for wall- and groundmounted equipment shall be as tall as the highest point of the equipment being
screened.
8.3. Utilities
8.3.1 Ground-mounted utilities shall be
consolidated in a single area, screened, and
not visible from the public right-of-way, unless
otherwise required by a private utility, using one
or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
8.3.2 All screening elements for groundmounted utilities shall comply with the minimum clearance required by the regulating
utility.
8.3.3 Utility service areas, such as electrical
elements, including wires, conduits, junction
boxes, ballasts, transformers, and switch and
panel boxes shall be concealed within the
building or designed consistently with the
primary building colors and materials. No
electrical elements shall be mounted on any
building elevations facing a primary frontage or
street frontage unless they are not visible from
the public right-of-way.
8.3.4 All utilities and utility service areas may
be located in a ground-floor transition setback
provided they are screened or concealed from
view with one of the methods provided in
Standard 8.2.3.
8.3.5 All utilities must meet the requirements of
EMC 30.40, Performance Standards.
34 DESP ODS
2026-08-26 Item #10D Page 181 of 231
9 Glossary
9. GLOSSARY
A
Abut – To share a common property line,
including where parcels touch consistent with
EMC Section 30.040.010, Definitions.
Adjoining –A parcel of land that (i) abuts another
parcel of land; or (ii) are separated from another
feature as described in EMC Chapter 30.21,
Residential in Commercial Zones Pursuant to
State Law.
Alley – A public or private way permanently
reserved as a secondary means of access
to abutting property. (Source: EMC Section
30.040.010, Definitions).
Applique – A decorative ornament applied to a
surface of a building, usually a wall or a ceiling,
to add design and visual interest.
Architectural feature – Individual characteristic,
detail, components, material, and other feature
used to design, build, or finish a building.
Art features – Hanging flower baskets,
mosaic murals, painted murals, rock gardens,
sculptures, water features, unique landscaping,
or any other art feature as determined by the
decision-making body.
Awning – A shelter supported entirely from the
exterior wall of a building and composed of nonrigid and rigid material including the supporting framework.
B
Balcony – A projecting platform on a building,
sometimes supported from below, sometimes
cantilevered; enclosed with a railing or
balustrade.
Basement – Shall mean a level of a building
partly or wholly underground where more
than one half of its perimeter is less than or
equal to four feet above the lower of natural or
finished grade as defined in Section 30.16.010B6
of the Municipal Code. (Source: EMC Section
30.040.010, Definitions).
Bay window – A window that protrudes from
a wall, usually bowed, canted, polygonal,
segmental, semicircular, or square-sided in
plan; typically one story in height, although
sometimes higher.
Belly band – A decorative cladding that runs
horizontally around a house, sometimes referred
to as “midsection trim.”
Belt course – A molding or projecting course
running horizontally along the face of a building.
Bollard – A post used to separate or deter the
movement of people, micromobility devices, or
vehicles.
Building articulation – Variation in the depth
of the building plane, roofline, or height of a
structure that breaks up plain, monotonous
areas, and creates patterns of light and shadow.
Building square footage: The square footage
of a building floor shall be measured from the
exterior building wall and excludes any covered
required parking spaces.
Building volume – The volume of a building
measured from outside to outside of exterior
walls, but not including breezeways, porches, or
terraces.
C
Canopy – A permanent roof like structure
extending from part or all of a building face and
constructed of durable material which may not
project over a public right-of-way. (Source: EMC
Section 30.040.010, Definitions).
Chimney – A hollow shaft containing one
or more passages vertical or nearly so, for
conveying products of combustion. (Source:
EMC Section 30.040.010, Definitions).
Common open space – Land within a
development site, not individually owned or
dedicated for public use that is designed and
intended for the common outdoor use of the
residents of the development.
Cornice – Any molded projection which crowns
or finishes the part to which it is affixed,
including the exterior trim of a structure at the
meeting of the roof and wall.
Cross gable – Two or more gable rooflines that
intersect at a right angle.
35 DESP ODS
2026-08-26 Item #10D Page 182 of 231
9 Glossary
D
Diameter at standard height - The trunk
diameter when measured at a point fifty-four
(54) inches above the adjacent grade of the
base of the tree. Trunk diameter at standard
height shall be measured according to standard
arboricultural practice, as determined by the
City Arborist.
Dormer – A structure projecting above a sloping
roof, usually housing a vertical window. It is
not part of the roof structure but is framed
separately, and often provides daylight and
ventilation for a room located in a garret or loft
space. A dormer must be below the ridge of the
portion of the building’s roof where the dormer
is located and are not included in the average
building height calculation. The space within a
qualifying dormer shall not count as floor area.
E
Exterior finish material – Materials used to
protect exterior wall systems from the elements.
Exterior light fixture – Any light fixture mounted
on the exterior building facade that is not
required by the building code.
F
Facade – The building facade is made up of the
outer surfaces of all walls, or portions of walls,
that are visible when projected perpendicularly
to a single plane that is most parallel to the
closest abutting lot line, as shown in Figure 9-1.
For a corner lot, the building facade is
determined separately for each street frontage.
Facade, ground-floor: The ground-floor facade
is made up of the portion of the building facade
which is located on the ground-floor.
Facade, length: The length of the building
facade is the sum of the lengths of all walls
following all indentations along that portion of
the building, as shown in Figure 9-2.
Facade, surface area: The surface area of the
ground-floor building facade is determined by
multiplying the height of the ground-floor by
the length of the ground-floor building facade.
The surface area of the ground-floor building
facade includes the area of all doors and
windows.
36 DESP ODS
Length of building facade
A+B+C+D+E+F+G=
A
B C D
E
F
G
Street
Figure 9-1. Determination of Building Facade
Street
Building Facade
Street
Building Facade
Figure 9-2. Length of Building Facade
2026-08-26 Item #10D Page 183 of 231
9 Glossary
Floodlight – Any light fixture or lamp that
incorporates a reflector or a refractor to
concentrate and intensify the light output into a
directed beam.
Forecourt – An outdoor area in front of a
building.
Fully shielded – An outdoor light fixture shielded
or constructed so that light rays emitted by
the fixture are projected below the horizontal
plane passing through the lowest point on the
fixture from which light is emitted. (Source: EMC
Section 30.040.010, Definitions).
G
Glazing – The use of glass in the exterior surfaces
of buildings, including windows, doors, and
facades.
Green walls – A vertical structure covered by
vegetation using a variety of materials and
medium to provide soil and water to the
vegetation. Also referred to as living walls or
vertical gardens. Green walls do not rely on
growth medium at the base of the wall to
provide screen type landscaping and provide
plants on the vertical face of the green wall.
Ground-floor – The lowest floor of a building
that is above the natural or finished grade of a
building, as defined in EMC Section 30.16.010B6,
distinguished from a basement and from the
upper floors.
H
Hardscape – Paving material such as tiles;
mortared pavers; wood timbers; colored,
patterned concrete with a tile, brick, or stone
appearance; or a paving material with enhanced
concrete that has an exposed aggregate,
colored, or salt finish.
I
Inside corner – The internal angle of two
intersecting walls meet, forming a concave
shape. The opposite of an outside corner, which
projects outward.
Invasive plant species – Any plant listed on
either of the following lists: San Diego County
Invasive Weed Watch list and California Invasive
Plant Council (Cal-IPC) inventory list containing
one of the following ratings: high, moderate,
alert, and watch.
L
Lot line, front – See EMC Section 30.040.010,
Definitions.
Lot line, interior – See EMC Section 30.040.010,
Definitions.
Lot line, rear – See EMC Section 30.040.010,
Definitions.
Lot line, side – See EMC Section 30.040.010,
Definitions.
M
Mature tree – Any tree with an 9-inch or greater
trunk diameter at standard height, or unless
superseded by the adoption of the City of
Encinitas Mature Tree Ordinance.
O
Offset – The projection, recession, or shifting
of a building facade to create visual or spatial
contrast along an otherwise plain building
facade.
Overhang – A part of a roof that extends beyond
the exterior walls, providing weather protection,
shading, and adding architectural interest.
P
Parapet – A low wall at the edge of a wall that
extends entirely above the roof.
Patio – An outdoor space adjoining a building,
typically used for dining or recreation.
Pedestrian walkway – A defined space or
pathway for use by a person walking or using a
wheelchair.
Plaza – A paved area surrounded by or adjacent
to buildings, often embellished with sculpture,
fountains, and planting.
Porch – A covered, or partially covered, open-air
space projecting in front of the entrance of a
building.
Primary frontage – The length of the property
line along the public right-of-way or private
street. On corner lots, the primary frontage lies
along the street with the narrowest frontage.
All other street frontages are considered side
streets frontages.
37 DESP ODS
2026-08-26 Item #10D Page 184 of 231
9 Glossary
Primary material – An exterior finish material
that constitutes the largest share of all the
exterior building facades combined.
Private outdoor amenity space – An outdoor
area that is exclusively accessible to the
occupants of a specific property or unit.
Public right-of-way – A strip of land acquired
by reservation, dedication, forced dedication,
prescription or condemnation and intended
to be occupied by a road, crosswalk, railroad,
electric transmission lines, oil or gas pipeline,
water line, sanitary storm sewer and other
public uses. (Source: EMC Section 30.040.010,
Definitions).
R
Recessed entry - An entrance that is set back
from the main facade of a building.
Retail bay – The area on the ground-floor
between structural supports that provides a
regularly repeated spatial element and may be
used as an individual retail bay; or a combination
of multiple retail bays.
Retaining wall – A wall, either freestanding or
laterally braced, that bears against an earth or
other fill surface and resists lateral and other
forces from the material in contact with the side
of the wall, thereby preventing the mass from
sliding to a lower elevation.
Reveal – The side of an opening for a door or
window between the frame and the outer
surface of a wall, showing the wall’s thickness.
Required outdoor amenity space – The
portion of a property that must remain free
of permanent structures, though it may be
developed with landscaping, recreational
facilities, or other community-oriented features.
Roof – The external covering of a building
or structure above or covering any exterior
or interior vertical wall height. (Source: EMC
Section 30.040.010, Definitions).
Roofline – The top edge of the roof or top of
the parapet, whichever forms the top line of
the building silhouette. (Source: EMC Section
30.040.010, Definitions).
S
Screen type landscaping – Trees, shrubs, grass,
or other ornamental vegetation used to visually
shield or obscure a structure or use from
adjacent property.
Service area – Areas, spaces, facilities and
equipment serving the building (whether or
not located within the building), but to which
tenants and other occupants of the building
will not have access, including, but not limited
to, service elevators, mechanical, telephone,
electrical, trash and recycling areas, janitorial
and air and water refrigeration equipment and
similar rooms.
Setback, front yard – The area which defines
the depth of the required front yard. Setback
shall be measured from the street line or
the line established by the General Plan
Circulation Element, from private roads and
panhandles, and be measured therefrom by the
perpendicular distance prescribed for the front
yard setback of the zone in which the property
is located. (Source: EMC Section 30.040.010,
Definitions).
Setback, rear yard or side yard – The area that
defines the width or depth of the required
rear or side yard setbacks. Setbacks shall be
measured from the property line, removed
therefrom by the perpendicular distance
prescribed for the yard setback in the zone.
Where the side or rear yard abuts a street and
the side yard lot line is not otherwise an interior
lot line, the distance shall be measured as set
forth in “Setback, front yard.” (Source: EMC
Section 30.040.010, Definitions).
Shared amenities – A communal facility where
residents have access to.
Shared residential entries – A common
entryway used to access two or more residential
units.
Shutters – A movable screen or cover used to
cover an opening, especially a window.
Siding – An exterior wall covering.
Southern California native species – Shall have
the same definition as EMC 23.27.020, Native
Plants.
38 DESP ODS
2026-08-26 Item #10D Page 185 of 231
9 Glossary
Stoop – The steps which lead to the front door.
Street frontage – The length of any one property
line of a premises, which property line abuts a
legally accessible street right-of-way. (Source:
EMC Section 30.040.010, Definitions).
Stucco – An exterior wall covering made of
plaster applied over wood or metal lath. T
Terrace – A raised or built level platform with a
vertical or sloping front or sides.
Trellis – A garden structure of light, often
overlapped or crossing wood or metal members
used as an over-head or vertical sunshade and
plant support.
Trim – Picture molds, chair rails, baseboards,
handrails, door and window frames and similar
decorative or protective materials used in fixed
applications. (Source: California Building Code
2019 Section 202, Definitions) U
Unfinished wood siding – Raw, non–exteriorgrade wood that has no applied paint, stain, sealer, or any other coating or treatment to
protect it from exterior degradation. V
Variable slope gradients – A slope with multiple
changes in steepness and direction to provide a
natural landscaped appearance.
Volumetric break – A single or multiple volume
recess that reduces the overall building volume
for the purpose of reducing the appearance of
bulk in buildings. W
Weather protection device – Equipment or
structure designed to shield people, equipment,
or materials from the damaging effects of
adverse weather conditions like rain, wind, cold,
or extreme temperatures.
39 DESP ODS
2026-08-26 Item #10D Page 186 of 231
CHAPTER 11, APPENDIX
City of Encinitas
North 101 Corridor Specific Plan
Multifamily and Mixed-Use
Objective Design Standards
Draft - August 2026
2026-08-26 Item #10D Page 187 of 231
2026-08-26 Item #10D Page 188 of 231
Chapter 11, Appendix
City of Encinitas
North 101 Corridor Specific Plan
Multifamily and Mixed-Use Objective Design Standards
Draft - August 2026
Prepared for:
City of Encinitas
Development Services Department
505 S. Vulcan Ave.
Encinitas CA, 92024
Prepared by:
Ascent
2550 Fifth Avenue, Suite 640
San Diego, CA 92103
2026-08-26 Item #10D Page 189 of 231
2026-08-26 Item #10D Page 190 of 231
TABLE OF CONTENTS
1. Introduction ............................................................................................................................................................................1
1.1. Applicability ..........................................................................................................................................................................................................1
1.2. Conflicts with State Law .............................................................................................................................................................................1
1.3. Other City Documents .................................................................................................................................................................................1
1.4. Administrative Exceptions........................................................................................................................................................................2
1.5. Other General Standards and Additional Requirements................................................................................................2
2. Transitions and Setbacks .................................................................................................................................................3
2.1. Transitions ............................................................................................................................................................................................................3
2.2. Setback Area.......................................................................................................................................................................................................4
2.3. Upper-Story Setbacks...................................................................................................................................................................................5
3. Building Design....................................................................................................................................................................6
3.1. Building and Unit Size ............................................................................................................................................................................... 8
3.2. Facades ...................................................................................................................................................................................................................9
3.3. Roofs.........................................................................................................................................................................................................................13
3.4. Ground-Floor Commercial ....................................................................................................................................................................15
3.5. Ground-Floor Residential .......................................................................................................................................................................18
3.6. Architectural Detailing, Materials, and Colors.........................................................................................................................21
4. Residential Common Open Space and Private Outdoor Amenity Space .............................................. 22
4.1. Required Common Open Space and Private Outdoor Amenity Space............................................................22
4.2. Common Open Space..............................................................................................................................................................................22
4.3. Private Outdoor Amenity Space .......................................................................................................................................................24
5. Site Design and Landscaping ..................................................................................................................................... 25
5.1. Site Landscaping...........................................................................................................................................................................................25
5.2. Grading and Slopes ...................................................................................................................................................................................26
5.3. Walls and Fencing........................................................................................................................................................................................28
5.4. Streetscape Design ....................................................................................................................................................................................29
6. Lighting Design.................................................................................................................................................................30
6.1. Exterior Lighting........................................................................................................................................................................................... 30
6.2. Exterior Light Fixtures.............................................................................................................................................................................. 30
7. Access and Parking........................................................................................................................................................... 31
7.1. Vehicle Access...................................................................................................................................................................................................31
7.2. Parking .................................................................................................................................................................................................................32
7.3. Pedestrian Circulation .............................................................................................................................................................................33
8. Service Areas, Utilities and Equipment ..................................................................................................................34
8.1. Service Areas.................................................................................................................................................................................................... 34
8.2. Wall- and Ground-Mounted Equipment ................................................................................................................................. 34
8.3. Utilities ................................................................................................................................................................................................................. 34
9. Glossary................................................................................................................................................................................. 35 i
N101SP ODS
2026-08-26 Item #10D Page 191 of 231
LIST OF FIGURES
Figure 2-1. Transition Setbacks ........................................................................................................................................................................3 Figure 2-3. Upper-Story Setbacks ...................................................................................................................................................................5 Figure 2-2. Upper-Story Transition Setback............................................................................................................................................5 Figure 3-1. Overview of Building Design Standards ........................................................................................................................6 Figure 3-2. Building Design Standards Applicable to Large and Small Buildings ..................................................7 Figure 3-3. Building Size and Building Separation Requirements ..................................................................................... 8 Figure 3-4. Volumetric Break Requirements .........................................................................................................................................9 Figure 3-5. Upper Story Facade Offset Requirements................................................................................................................ 10 Figure 3-6. Facade Variation Requirements .........................................................................................................................................11 Figure 3-7. Required Building Facade Design Elements .........................................................................................................12 Figure 3-8. Requirements for Change in Roofline...........................................................................................................................13 Figure 3-9. Change in Height and Depth of Roof............................................................................................................................14 Figure 3-10. Change in Pitch of Roof.............................................................................................................................................................14 Figure 3-11. Roof Change with Architectural Feature.....................................................................................................................14 Figure 3-12. Ground-Floor Commercial Entries ...................................................................................................................................16 Figure 3-13. Transparency Requirements for Ground-Floor Commercial.......................................................................16 Figure 3-14. Individual Ground-Floor Residential Entries ............................................................................................................19 Figure 3-15. Shared Ground-Floor Residential Entries ................................................................................................................. 20 Figure 5-1. Varied Slope Gradients..............................................................................................................................................................26 Figure 5-2. Development on the Lower Part of a Hillside Lot................................................................................................26 Figure 5-3. Terraced Building Pads.............................................................................................................................................................26 Figure 5-4. Freestanding or Retaining Walls with Grading.....................................................................................................28 Figure 7-1. Driveway Entry Length ..............................................................................................................................................................31 Figure 9-1. Determination of Building Facade..................................................................................................................................36 Figure 9-2. Length of Building Facade....................................................................................................................................................36
LIST OF TABLES
Table 2-1. Minimum Width of Ground-Floor Transition Setback........................................................................................3 Table 4-1. Required Common Open Space Amenities ...........................................................................................................23 ii
N101SP ODS
2026-08-26 Item #10D Page 192 of 231
1 Introduction
1. INTRODUCTION
Applicability, conflicts with State law, relationship to other City documents, and administrative exceptions.
The North 101 Corridor Specific Plan Multifamily
and Mixed-Use Objective Design Standards
(N101SP ODS) establish objective design
standards for multifamily residential and mixeduse development projects within the North 101 Corridor Specific Plan area. The N101SP ODS
are intended to provide the public, building
and design professionals, and decision makers
with objective criteria for eligible development
projects.
1.1. Applicability
The N101SP ODS serve as minimum
requirements that apply to multifamily
residential and mixed-use development projects
that include multifamily residential, and which
are located within the North 101 Corridor Specific
Plan boundary area. Projects subject to the
N101SP ODS shall comply with the objective
design standards provided in this document.
1.1.1. Multifamily Residential
Multifamily residential is defined in the City of
Encinitas Municipal Code (EMC) Section 30.04,
Definitions, as:
“…a building containing more than two
dwelling units, each of which is for
occupancy by one family.”
1.1.2. Mixed-use Development
Mixed-use development includes buildings with
both residential and nonresidential uses. When
applicable, more specific definitions from State
law may apply.
1.1.3. Excluded Development
The following types of development are not
subject to the N101SP ODS:
• Accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs).
1.2. Conflicts with State Law
When the provisions of the N101SP ODS conflict
with any provision or requirement found in State
law, the provisions found in the State law shall
prevail.
1.3. Other City Documents
The EMC Title 30, Zoning (Zoning Regulations)
and the North 101 Corridor Specific Plan
contain development standards that apply
to multifamily and mixed-use residential
development projects. The N101SP ODS apply in
addition to the development standards required
by the City’s Zoning Regulations and the North
101 Corridor Specific Plan. In the case of a
conflict between standards, the following shall
apply:
1.3.1 Where a provision of the N101SP ODS differs
from a standard contained within the North 101
Corridor Specific Plan, the provision in these
N101SP ODS shall prevail.
1.3.2 Where a provision of the N101SP ODS
differs from a standard contained within the
Zoning Regulations, the provision in these
N101SP ODS shall prevail.
1.3.3 The City of Encinitas Design Standards
and Guidelines, which apply citywide, do not
apply to projects subject to the N101SP ODS.
Glossary
The N101SP ODS uses specific terms that
are defined in the glossary. When used,
defined terms are italicized to indicate
that the word is included in the glossary.
1 N101SP ODS
2026-08-26 Item #10D Page 193 of 231
1 Introduction
1.4. Administrative Exceptions
An applicant may request an administrative
exception for up to three (3) standards contained
within the N101SP ODS.
1.4.1 No administrative exceptions from the
N101SP ODS shall be allowed if the project is
proposing to utilize any other State law provision
that allows a waiver, concession, or incentive
from development, design or subdivision
standards, including State Density Bonus Law
(Government Code 65915).
1.4.2 Request for Administrative Exceptions: A
request for an administrative exception(s) shall
be made in writing as part of the development
application for the proposed project:
A. The written justification for an
administrative exception(s) shall identify
each standard for which an administrative
exception is requested, and describe
how the request for an administrative
exception(s) removes a constraint to
meeting the standard.
i. For the purpose of an administrative
exception, a standard shall include
any numbered standard that does not
include any lettered standard or substandard.
ii. Where a numbered standard includes
a lettered standard and/or sub-standard,
each numbered standard, lettered
standard, and sub-standard shall be
considered an independent standard.
B. Exceptions from numerical standards
shall not deviate more than fifteen percent
(15%) from the standard.
1.4.3 Approval of Administrative Exceptions:
A written request for an administrative
exception(s) shall be considered the applicable
decision maker:
A. If the proposed project is processed
under any State law requiring streamlined
ministerial approval, the Director of
Development Services, or designee, shall
consider all requests for any administrative
exception(s).
B. The Planning Commission shall
consider all requests for any administrative
exception(s) that are not eligible for approval
by the Director of Development Services, or
designee.
1.5. Other General Standards
and Additional Requirements
Projects may be subject to other City standards
and requirements, in addition to the N101SP
ODS. Other standards may include, but are not
limited to:
• Standards established in EMC Title 23,
Building and Construction, including
Section 23.24.072, Engineering Design
Manual, Section 23.24.071, BMP Manual,
Chapter 23.26, Water Efficient Landscape
Regulations, and EMC Chapter
23.36, Right-of-way Standards, Street
Improvement Standards, and Building Line
Requirements.
• Standards established in EMC 23.06,
Citizens Participation Plans.
• Subdivision approval as required by EMC
Title 24, Subdivisions.
• City’s standard design specifications,
management plans and maps for work in
the public right-of-way.
• All fire-related requirements and standards
specified in EMC and all applicable
fire safety regulations, including all the
minimum requirements listed in EMC
Title 10, Fire Prevention and all State fire
regulations and requirements.
• Regulations for public trees and Heritage
Trees, outlined in EMC Chapter 15.02,
Municipal Tree Ordinance.
• Parking requirements included in EMC
Chapter 30.54, Off-Street Parking.
• Rules for signs included EMC Chapter 30.60,
Signs.
2 N101SP ODS
2026-08-26 Item #10D Page 194 of 231
2. TRANSITIONS AND SETBACKS
Transitions to single-family residential and other required setbacks. The following development standards shall apply:
2.1. Transitions
2.1.1 Ground-Floor Transition Setback: A setback
shall be provided from any lot line that abuts a
single-family residential zoned lot if the lot has
an existing single-family residential dwelling.
The building setback shall have a minimum
width as specified in Table 2-1 along the full
length of the shared lot line.
2.1.2 The setback area shall include all of the
following, as shown in Figure 2-1:
A. Screen type landscaping.
B. Minimum five-foot-wide landscape area.
C. One or more of the following may be
included in any remaining portion of the
setback area:
i. Landscaping.
ii. Pedestrian walkways.
iii. Private outdoor amenity space or
common open space.
iv. Surface parking or vehicle circulation.
2.1.3 The ground-floor transition setback shall
be inclusive of any other applicable setback
included in EMC Title 30, Zoning and the North
101 Corridor Specific Plan and shall meet the
largest required minimum setback width, where
applicable.
Table 2-1. Minimum Width of Ground-Floor
Transition Setback
Lot Width Minimum Setback Width
50 feet or less 5 feet
More than 50 feet
and 100 feet or less 10 feet
More than 100 feet 15 feet
3 2 Transitions and Setbacks N101SP ODS
Figure 2-1. Transition Setbacks
D
C
Single-family Multifamily Lot Line
A Screen type
landscaping
B Five-foot-wide
landscaping
C Remaining
setback area
D Minimum
setback width,
per Table 2-1
B
A
2026-08-26 Item #10D Page 195 of 231
2.2. Setback Area
2.2.1 No building area or architectural feature,
including balconies, are allowed to encroach or
project into the required setback area.
2.2.2 Front Yards: The following are permitted
within the required front yard setback:
A. Landscaping.
B. Hardscape.
C. Pedestrian walkways.
D. Bike racks/ bike parking.
E. Private outdoor amenity space or
common open space.
F. Outdoor dining if adjoining a commercial
use.
G. Art features.
H. Monument signs.
2.2.3 Commercial Front Yards: Fences and walls
are prohibited within the front yard setback
of a mixed-use development, except where a
commercial business selling alcohol outside
(e,g. outdoor dining) is required by the California
Department of Alcoholic Beverage Control (ABC)
to install a fence or wall around the alcohol sales
area.
Note
The methodology for determining the
length of a building facade is included as
part of the definition for facade, length in
Chapter 9, Glossary.
4 2 Transitions and Setbacks N101SP ODS
Examples of permitted elements within the front
yard setback as described in Standard 2.2.2.
A
C
D
F
G
H
B
E
2026-08-26 Item #10D Page 196 of 231
2.3. Upper-Story Setbacks
2.3.1 Upper-Story Transition Setback: An
upper-story transition setback is required
beginning at the third story for the entire
length of the building facade along any shared
lot line that abuts a single-family residential
zone lot, if the adjacent lot has an existing
single-family residential dwelling. The third
story, and additional stories if permitted, shall
be set back a minimum of seven feet from the
ground-floor facade, as shown in Figure 2-2.
2.3.2 Upper-Story Setbacks: Any story above
the second story of a building, not abutting
single family residential, shall be set back a
minimum of seven feet from the ground-floor
facade for a minimum of sixty percent (60%) of
the building facade length, as shown in Figure
2-3.
5 2 Transitions and Setbacks N101SP ODS
Figure 2-3. Upper-Story Setbacks
60% of building
facade with
upper-story
setback
40% of building
facade without
upper-story
setback
7 feet
minimum
Ground-floor
Second-floor
Third-floor
Figure 2-2. Upper-Story Transition Setback
A Upper-story setback (7 feet minimum)
Ground-floor
Second-floor
A Third-floor
2026-08-26 Item #10D Page 197 of 231
3. BUILDING DESIGN
Standards for building size, unit size, facades, roofs, ground-floors, and architectural features and details. The following development standards shall apply:
Building design standards outline requirements
intended to create architectural variation,
interest, and detail to avoid large, monotonous,
uniform, and boxy building masses. Standards
for building design work together to achieve
better architectural outcomes.
Figure 3-1 illustrates how these standards work
together to shape the design of buildings. Some
of the standards apply to large buildings only
while other standards apply to large and small
buildings, as illustrated in Figure 3-2.
6 3 Building Design N101SP ODS
Figure 3-1. Overview of Building Design Standards
Standard 3.1.2
Building Separation
Standard 3.2.1
Volumetric Break
Standard 3.3.1
Roof Variation
Standard 3.2.4
Facade Design Elements
Standard 3.2.2
Upper-Story Facade Offset
Standard 3.2.3
Upper-Story Facade Variation
2026-08-26 Item #10D Page 198 of 231
7 3 Building Design N101SP ODS
Building Design Standards for Large and Small Buildings Building Design Standards for Large Buildings Only
Building separation and volumetric break standards apply to large buildings only.
Standard 3.1.2
Building Separation
Applies to sites with more than one building
and when any building facade is longer than
150 feet.
Standard 3.2.1
Volumetric Break
Applies to any building facade
longer than 100 feet.
Standard 3.4 and Standard 3.5
Ground-Floor Commercial and Residential
Applies to the ground-floor facade
of all buildings.
Standard 3.2.4
Facade Design Elements
Applies to all building facades.
Standard 3.2.3
Upper-Story Facade Variation
Applies to any building facade
longer than 20 feet.
Standard 3.3.1
Roof Variation
Applies to any continuous
rooflines longer than 50 feet.
Figure 3-2. Building Design Standards Applicable to Large and Small Buildings Standard 3.2.2
Upper-Story Facade Offset
Applies to any building facade
longer than 30 feet.
2026-08-26 Item #10D Page 199 of 231
3.1. Building and Unit Size
3.1.1 Maximum Building Size: The maximum
length of any building facade shall not exceed
200 feet in length, as shown in Figure 3-3.
3.1.2 Building Separation: Multiple buildings
on the same site shall be separated by at least
20 feet if any building on the site has a building
facade length that is longer than 150 feet, as
shown in Figure 3-3.
3.1.3 Maximum Average Unit Size: The
maximum average size of dwelling units
in the project shall not exceed 800 square
feet of floor area for rental projects, and 900
square feet of floor area for ownership projects,
except for projects that are utilizing EMC
Sections 30.21.200- 30.21.220, “AB 2011 MixedIncome” Housing Development Projects under Government Code Sections 65912.120, et seq.
Ownership projects include all projects with a
condominium map or where units may be sold
individually. For purposes of compliance with
this requirement, only floor area within dwelling
units shall be used to calculate the average unit
size for a project.
8 3 Building Design N101SP ODS
Figure 3-3. Building Size and Building Separation Requirements Building separation
Building separation
Example of building separation as described in
Standard 3.1.2.
Maximum Building Size
200 ft
Minimum
Building Separation
20 ft.
2026-08-26 Item #10D Page 200 of 231
3.2. Facades
3.2.1 Volumetric Breaks: No building facade, or
portion of a building facade, shall extend more
than 100 feet along a street frontage without
incorporating a volumetric break (see Figure
3-4). Volumetric breaks shall be subject to the
following standards:
A. A volumetric break shall extend from the
finished grade to the top of the roof.
B. A volumetric break shall measure a
minimum of 15 feet deep and a minimum
of 15 feet wide, except when it is located at
the corner of a building, in which case the
volumetric break shall measure a minimum
of 15 feet deep and a minimum of 30 feet
wide.
C. No building feature may extend beyond
the structural envelope and encroach into
a volumetric break except for the following,
which may extend up to two feet from the
building facade:
i. Roof projections such as eave, cornice,
and eyebrow projections.
ii. Openly supported architectural
projections, including trellises.
iii. Bay windows.
iv. Private outdoor amenity space.
D. Private outdoor amenity space and
common open space located at groundfloor may be located within the area of a volumetric break.
E. No parking shall be located within a
volumetric break.
9 3 Building Design N101SP ODS
Maximum Facade
Length 100 ft. Without
Volumetric Break
Minimum
15 ft.
Figure 3-4. Volumetric Break Requirements
15 ft
15 ft
Volumetric
Break
Example of volumetric break as described in
Standard 3.2.1.
2026-08-26 Item #10D Page 201 of 231
3.2.2 Upper-Story Facade Offset: No upper-story
building facade, or portion of an upper-story
building facade, including within a volumetric
break, shall extend more than 30 linear feet
without incorporating a facade offset (see
Figure 3-5):
A. A facade offset shall measure a minimum
of six feet wide and a minimum of three feet
deep as a projection or recession from the
building facade.
B. Facade offsets shall extend to every
story above the ground-floor of the building
facade, but may also be included as part of
the ground-floor.
10 3 Building Design N101SP ODS
30 ft 6 ft 30 ft
30 ft >6 ft
Example of upper-story facade offset.
3 ft 6 ft
Examples of facade offset as described in
Standard 3.2.2.
Figure 3-5. Upper Story Facade Offset Requirements
2026-08-26 Item #10D Page 202 of 231
3.2.3 Upper-Story Facade Variation: Building
facades shall include one or more of the
following at least every 20 linear feet, on every
story above the ground-floor (see Figure 3-6):
A. Dormers.
B. Cross gables.
C. Porches.
D. Balconies.
E. Bay windows.
F. Other architectural features that project
or recess a minimum of two feet from
the building facade. A change in depth
using appliques, trim, or other exterior
finish material change does not satisfy the
requirement to provide facade variation.
11 3 Building Design N101SP ODS
Figure 3-6. Facade Variation Requirements
20 ft 20 ft
20 ft
20 ft
Examples of facade variation.
Examples of facade variation shown above include
changes in facade depth, porches, and balconies as
described in Standard 3.2.3.
Balconies
Bay windows
Porches
2026-08-26 Item #10D Page 203 of 231
3.2.4 Facade Design Elements: At least two
of the following facade design elements are
required on all building facades (see Figure 3-7):
A. An exterior finish material on the facade
of the ground-floor that is different from
the exterior finish material on the facade of
upper floors.
B. A change in exterior finish material from
the primary material.
i. Green walls may apply.
ii. Different color applications do not
apply.
C. A belt course or belly band.
D. Awnings.
E. Shutters.
F. Facade screens with material
perforations.
3.2.5 Blank Walls: Where building facades
face a public street or common open space,
and exceed 50 feet in length without windows
or doors, at least one of the following shall be
incorporated:
A. Green walls.
B. Art features.
12 3 Building Design N101SP ODS
Change in material
Change in material
Awnings
Awnings
Example of Facade Design Elements at the groundfloor as described in Standard 3.2.4.
Figure 3-7. Required Building Facade Design Elements
Design elements
Belt course
Awning
Facade screens
Examples of facade design elements.
Change in material
2026-08-26 Item #10D Page 204 of 231
3.3. Roofs
3.3.1 Roof Variation: Roofs shall not run in a
continuous roofline for more than 50 linear
feet, as shown in Figure 3-8, without one of the
following:
A. A change in the height or depth of the
roofline that is a minimum of three feet from
the building facade, as shown in Figure 3-9.
B. A change in pitch or slope of the roofline,
as shown in Figure 3-10.
C. Architectural or roof features such as
parapets, varying cornices, chimneys, or
reveals, as shown in Figure 3-11.
3.3.2 Pitched Roofs: Pitched roofs shall have a
minimum 3:12 pitch. Roofs with a shallower pitch
shall be considered a flat roof.
3.3.3 Flat Roofs: Flat roofs shall be consistent
with the following standards:
A. A parapet shall be provided around the
entire perimeter of the flat roof.
B. The interior side of parapet walls shall not
be visible from a common open space or the
public right-of-way.
3.3.4 Rooftop Equipment: All rooftop
equipment shall be located away from edge
of the roof, be screened on all sides by an
opaque screen as tall as the highest point of the
equipment and not visible from the public rightof-way, and must comply with the standards in EMC Chapter 30.40, Performance Standards.
3.3.5 Flashing, Exhaust, Ventilation, etc.: All
flashing, sheet metal vents, exhaust fans,
ventilators, and pipe stacks shall be screened
using the same materials and finishes as the
building.
3.3.6 Prohibited Roof Materials: The following
shall not be permitted as roof materials:
A. Corrugated metal.
B. Florescent, neon, or other high-contrast
or brightly colored materials.
C. Reflective or mirrored materials.
3.3.7 No Illumination of Roofs: Roofs shall not
be lit from within, lit on the exterior, or include
specific illumination of roof material.
13 3 Building Design N101SP ODS
Figure 3-8. Requirements for Change in Roofline
Architectural elements Change in height
50 ft
Change in pitch
2026-08-26 Item #10D Page 205 of 231
14 3 Building Design N101SP ODS
Flat roofs with
change in depth
3 ft
Flat roofs with
change in height
3 ft
Change in roof
height
Change in pitch
and slope
Architectural
features
Figure 3-9. Change in Height and Depth of Roof
Figure 3-10. Change in Pitch of Roof
Figure 3-11. Roof Change with Architectural Feature
Architectural
features
2026-08-26 Item #10D Page 206 of 231
3.4. Ground-Floor Commercial
3.4.1 Ground-Floor Commercial Occupant
Spaces: Each ground-floor commercial
occupant space shall include all the following:
A. Retail bays, included as part of the
ground-floor commercial occupant space,
shall be a minimum of 25 feet and a
maximum of 35 feet in width.
B. Ground-floor commercial occupant
spaces shall have a minimum depth of 50
feet.
C. Each ground-floor commercial occupant
space shall include at least one entrance that
is located along a street frontage, pedestrian
walkway, or common open space as shown
in Figure 3-12.
D. All ground-floor commercial facades
located along a street frontage, pedestrian
walkway, or common open space shall
include windows and doors for a minimum
of sixty percent (60%) of each ground-floor
facade as shown in Figure 3-13.
E. Transparent or translucent glazing is
required for all windows and doors on each
ground-floor commercial facade. Opaque,
reflective, or dark tinted glass that obstructs
the view of the interior of the building from
the public street is not permitted, unless
otherwise required by the EMC for sensitive
uses.
Note
The methodology for determining the
surface area of the ground-floor facade
is included as part of the definition
for facade, surface area in Chapter 9,
Glossary.
15 3 Building Design N101SP ODS
Example of entrance facing common open space.
Example of ground-floor transparency.
At least 60% of the ground floor commercial facade
must be transparent windows and doors
2026-08-26 Item #10D Page 207 of 231
16 3 Building Design N101SP ODS
At least one entrance per
retail space facing street
frontage, pedestrian walkway
or common open space
Transparent or translucent glazing
At least 60% of the ground-floor commercial facade
must be transparent windows and doors
Figure 3-12. Ground-Floor Commercial Entries
Figure 3-13. Transparency Requirements for Ground-Floor Commercial 25-35 feet
Retail bay
2026-08-26 Item #10D Page 208 of 231
3.4.2 Ground-Floor Commercial Entrances:
Entrances to ground-floor commercial occupant
spaces shall provide two or more of the
following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection device, such as an
awning, canopy, or other shade structure
above each retail space, which may encroach
into the public right-of-way through an
approved encroachment permit.
C. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
D. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
E. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
F. Signage shall be consistent with the
requirements in EMC Section 30.60, Signs.
17 3 Building Design N101SP ODS
A
C
D
B
F
Example applications of ground-floor commercial
requirements. Letters correspond to standards
described in Standard 3.4.2.
2026-08-26 Item #10D Page 209 of 231
3.5. Ground-Floor Residential
3.5.1 Location of Ground-Floor Residential
Entries: Where residential units are provided on
the ground-floor, the following shall apply:
A. Shared residential entries or individual
residential entries, shall be separated from
nonresidential entries.
B. Shared residential entries and lobbies
shall be located along the street frontage
or common open space, and shall not be
located along an alley.
C. Individual residential entries shall be
located on the street frontage or common
open space.
D. Individual primary residential entries are
not allowed at the rear of buildings or along
alleys.
18 3 Building Design N101SP ODS
Examples of location of residential entries
requirements. Letters correspond to standards
described in Standard 3.5.1.
C
B
A
2026-08-26 Item #10D Page 210 of 231
3.5.2 Individual Ground-Floor Residential
Entries: Individual residential entries on the
ground-floor shall provide an individually
recognizable entry, as shown in Figure 3-14, by
using two or more of the following:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. A weather protection devices, such as
an awning, canopy, or overhang above
each residential entry, which may encroach
into the public right-of-way with an
encroachment permit.
C. Individual stoop, entrance patio, terrace,
or forecourt with an entry that has a change
in height of at least three feet in height from
finished grade.
D. A minimum three-foot change in facade
depth from the ground-floor facade.
E. A change in exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
19 3 Building Design N101SP ODS
A
E
D
B
C
Example of individual residential entry requirements.
Letters correspond to standards described in
Standard 3.5.2.
Figure 3-14. Individual Ground-Floor Residential Entries Change in
exterior finish
material
Weather
protection device
2026-08-26 Item #10D Page 211 of 231
3.5.3 Shared Ground-Floor Residential Entries:
Shared residential entries on the groundfloor, including lobbies, must provide a distinct building entry, as shown in Figure 3-15, by
incorporating three or more of the following
elements:
A. A recessed or projecting entry with a
minimum change of three feet in depth.
B. Windows and doors with transparent or
translucent glazing for a minimum coverage
of 60%.
C. A weather protection device, such as
a canopy, awning, or overhang and may
encroach into the public right-of-way
through an approved encroachment permit.
D. Forecourt or plaza adjoining the entry
with a change in height of at least three feet
in height from finished grade.
E. A change of exterior finish material from
the exterior finish material on the groundfloor facade.
F. Planter boxes or hanging flower baskets
in locations that do not impede required
pedestrian access.
3.5.4 All Residential Entries: Individual and
shared residential entries shall comply with the
following:
A. Entry lighting shall comply with EMC
Chapter 30.40, Performance Standards.
B. Signage shall comply with EMC Chapter
30.60, Signs.
20 3 Building Design N101SP ODS
Examples of shared residential entry requirements.
Letters correspond to standards described in
Standard 3.5.3.
Figure 3-15. Shared Ground-Floor Residential Entries
A
E
C
D
B
Recessed entry and weather
protection element
Change in building material
Transparent entry
2026-08-26 Item #10D Page 212 of 231
3.6. Architectural Detailing, Materials, and Colors
3.6.1 Windows: Window treatments shall be
designed utilizing one of the following methods:
A. Built-up window sills and trim, at a
minimum ½-inch thick from the face of the
adjoining wall.
B. Recessed windows with at least two
inches provided from the face of the
adjoining wall to the window glass surface.
3.6.2 Exterior Finish Materials: A building shall
include more than one primary exterior finish
material, but no more than three primary
exterior finish materials.
3.6.3 Changes of Exterior Finish Materials:
Transitions between exterior finish materials
shall occur on the inside corner of all changes in
the plane of the building facade.
3.6.4 Natural Materials: The following natural
exterior finish materials shall not be painted:
A. Terra cotta.
B. Tile.
C. Stone.
D. Copper.
3.6.5 The following colors and materials are not
permitted as exterior finish materials or accent
materials on a building facade:
A. Fluorescent or neon colors.
B. Corrugated metal.
C. Plywood.
D. Unfinished wood siding.
E. Reflective or mirrored surfaces.
21 3 Building Design N101SP ODS
Standard 3.6.2 More than one primary material
Standard 3.6.1 Window treatment
Examples of architectural detailing, materials, and
color.
Standard 3.6.5
Finished wood
2026-08-26 Item #10D Page 213 of 231
4. RESIDENTIAL COMMON OPEN SPACE AND
PRIVATE OUTDOOR AMENITY SPACE
Requirements and standards for the design of common open space and private outdoor amenity space areas. The following development standards shall apply:
4.1. Required Common Open
Space and Private Outdoor
Amenity Space
4.1.1 The requirements for common open
space and private outdoor amenity space shall
supersede the requirements found in EMC
30.16.010.D, Higher Density Single-Family and
Multiple-Family Residential Zones (R-11/R-15/R20/R-25).
A. Projects subject to the requirements
of the R-30 Overlay shall comply with the
common open space and private outdoor
amenity space requirements of EMC
30.16.010.E, Residential 30 Overlay Zone (R30 Overlay).
4.1.2 Common Open Space: A minimum of 50
200 square feet of common open space per
residential unit shall be provided and is allowed
within the required setback area.
4.1.3 Private Outdoor Amenity Space: A
minimum of 50 100 square feet of private
outdoor amenity space per residential unit shall
be provided.
4.1.4 Combined Amenity Space and Open
Space: Common open space and private
outdoor amenity space may be combined for
a total of 100300 square feet of common open
space per residential unit, located on-site, and
shall meet the requirements of common open
space under 4.2 of this Section.
4.2. Common Open Space
4.2.1 If a project has less than 10 units, each
common open space area shall measure a
minimum of 5 feet by 15 feet. If a project has 10
to 25 units, each common open space area shall
measure a minimum of 10 feet by 25 feet. If a
project has more than 25 units, each common
open space area shall measure a minimum of
20 feet by 25 feet.
4.2.2 Common open space shall be designed to
be visible from inside abutting residential units,
such as windows located at building entrances
or as part of residential units.
4.2.3 Common open space shall be accessible
and made available for use by all residents and
tenants.
4.2.4 A minimum of twenty percent (20%) of the
required common open space shall be planted
with live planting, trees, ground cover, and/or
shrubs.
4.2.5 Lighting shall be provided throughout
common open space and shall comply with the
standards in EMC Chapter 30.40, Performance
Standards.
4.2.6 Common open space shall not be allowed
on the roof of the uppermost floor.
4.2.7 Walkways are excluded from the required
area for common open space.
4.2.8 At least eighty percent (80%) of the total
required common open space area shall be
open from ground to sky.
4.2.9 Common open space in its entirety is
allowed to be counted towards the required site
landscaping area requirements, except for R-30
sites as stated in 4.1.1.
22 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS 2026-08-26 Item #10D Page 214 of 231
4.2.9 Common open space amenities shall
be provided to meet the minimum number of
common open space amentities identified in
Table 4-1.
Table 4-1. Required Common Open Space
Amenities
Number of Units
Minimum Number of
Common Open Space
Amenities
9 units or less At least 2
10 – 25 units At least 3
26 or more units At least 4
4.2.10 Eligible common open space amenities
include:
A. Children’s play area.
B. Swimming pool area.
C. Basketball half-court, pickleball, tennis or
other multi-sport area.
D. Game court, such as bocce, chess,
cornhole or shuffleboard court.
E. Fitness trail.
F. Outdoor gym.
G. Picnic area.
H. Dog park.
I. Community garden.
J. Open lawn.
K. Bike racks and bike parking.
L. Plaza or seating area with fixed or
movable seats.
M. Outdoor barbeque or cooking area.
N. Interactive public art, sculptures, or other
art features.
23 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS Examples of common open space. Letters correspond to standards described in Standard 4.2.11.
B
A
C
G
H
J
I
J
N
L
2026-08-26 Item #10D Page 215 of 231
4.3. Private Outdoor Amenity Space
4.3.1 Private outdoor amenity space shall have a
minimum width of five feet in any direction.
4.3.2 Eligible private outdoor amenity space
may consist of one or more of the following:
A. Balconies.
B. Patios.
C. Gardens.
D. Porches.
E. Stoops.
F. Decks.
G. Private yards.
H. Terraces.
4.3.3 Private outdoor amenity space shall not
be allowed on the roof of the uppermost floor.
24 4 Residential Common Open Space and Private Outdoor Amenity Space N101SP ODS Examples of private outdoor amenity space. Letters
correspond to standards described in Standard 4.3.
B
E
A
2026-08-26 Item #10D Page 216 of 231
25 N101SP ODS
Example of site landscaping. Examples of screen type landscaping. 5 Site Design and Landscaping
5. SITE DESIGN AND LANDSCAPING
Standards for landscaping, grading and slopes, walls and fencing, and streetscape design. The following development standards shall apply:
5.1. Site Landscaping
5.1.1 A minimum of fifty percent (50%) of the
net lot area located outside of the building
footprint shall be constructed or maintained as
permeable surface materials.
5.1.2 Site landscaping shall comply with the
applicable requirements of EMC Chapter 23.26,
Water Efficient Landscape Regulations.
5.1.3 Plants that are identified as invasive plant
species shall not be allowed in any existing or
proposed landscaped area.
5.1.4 A minimum of fifty percent (50%) of the
total landscaped area shall be planted with
southern California native species, as required in
EMC 23.27.020, Native Plants.
5.1.5 A minimum of 30 trees per net acre shall
be required as part of the projects landscaping
and at least 50% of the proposed trees shall be
planted with southern California native species
as defined in EMC 23.27.020, Native Plants.
5.1.6 Where screen type landscaping has been
provided, the following shall apply:
A. Tree species shall be provided at a
minimum 24-inch box size.
B. Shrubs shall be provided at a minimum
five-gallon size and be dense and fastgrowing.
C. Grasses and deciduous plants shall not be
used for screening purposes.
5.1.7 Landscaping shall not exceed four feet in
height within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access.
5.1.8 Mature trees located on a public or
private development site shall be preserved
and incorporated into the design of the project
development to the extent feasible. If a mature
tree must be removed to accommodate
proposed development, it shall be replaced
at a three-to-one (3:1) ratio on the project site
which is in addition to the EMC 30.16.010.D.6
tree requirement. If all replacement trees
are southern California native species, the
replacement ratio shall be reduced to a two-toone (2:1), or unless superseded by the adoption of the City of Encinitas Mature Tree Ordinance.
2026-08-26 Item #10D Page 217 of 231
26 N101SP ODS
Figure 5-1. Varied Slope Gradients
Figure 5-2. Development on the Lower Part of a
Hillside Lot
Figure 5-3. Terraced Building Pads
Lot Line
50%
5-FOOT
LANDSCAPE AT EACH SIDE
Lot Line
Gradual
building pads
Required
within 10%
of existing slope
Existing slope
Existing slope
Prohibited
5 Site Design and Landscaping
5.2. Grading and Slopes
The following requirements shall apply to lots
with an average slope greater than ten percent
(10%):
5.2.1 Variable slope gradients shall be provided
through the following (see Figure 5-1):
A. Slopes shall retain a natural appearance
by being within ten percent (10%) of existing
slope for first 10 horizontal feet at the top
and bottom of slope.
B. Slopes shall have contours of
varied gradients from 2:1 to 5:1, unless
demonstrated safe by specific site
engineering studies and approved by the
Encinitas Engineering Department.
5.2.2 Buildings shall be integrated into the
topography of the site through one of the
following methods:
A. Buildings shall utilize existing pad areas
and site grading shall follow existing grade
contours for a minimum of fifty percent
(50%) of the parcel.
B. Buildings shall be located on the lower
fifty percent (50%) of a hillside lot (see Figure
5-2).
C. Buildings shall utilize smaller building
pads that gradually terrace up existing
hillsides (see Figure 5-3).
2026-08-26 Item #10D Page 218 of 231
27 N101SP ODS
Example of porches, stoops, and patios in ground-floor building frontages, as described in Standard 5.2.4(A). 5 Site Design and Landscaping
5.2.3 On portions of the site that are sloped ten
percent or less (≤10%), the following shall apply:
A. Minimize the visual impact of grading by
locating eighty percent (80%) or more of the
cut and fill surface area under the buildings.
B. Hillside lot cuts shall be limited to the
area required for the structure, and shall not
be extended to create flat surfaces for yard
and recreational areas.
5.2.4 Proposed building pads and foundation
walls shall be a maximum of two feet above the
finished grade and shall be screened using one
or more of the following methods:
A. Porches, stoops, or patios integrated
into the design of the ground-floor facing
the public right-of-way or a common open
space.
B. Material cladding that matches the
cladding of the floors above, and a minimum
five-foot-wide landscaped area immediately
adjoining the building facade.
5.2.5 Site drainage shall comply with the
following:
A. All site drainage shall be conveyed to
vegetated areas or other approved areas
of the site in a manner consistent with the
City’s Jurisdictional Regional Stormwater
Management Program and Engineering
Design Manual, Chapter 6: Drainage Design
Requirements.
B. All hardscape and pedestrian walkways
shall be graded to facilitate drainage.
5.2.6 Landscaping shall be provided on all
graded slope areas and shall be installed prior to
building occupancy.
2026-08-26 Item #10D Page 219 of 231
28 N101SP ODS
Figure 5-4. Freestanding or Retaining Walls with Grading Landscaping above a retaining wall, as described in
Standard 5.3.3(C).
6 ft.
maximum
4 ft. minimum
20 ft. maximum
5 Site Design and Landscaping
5.3. Walls and Fencing
5.3.1 Fences and walls shall comply with EMC
30.16.010.G, Fences and Walls.
5.3.2 A fence or wall located adjacent to a public
sidewalk or trail shall include an illuminated
pedestrian entry gate a minimum of every 100
feet and shall be compliant with EMC 30.40
Performance Standards.
5.3.3 Retaining walls shall comply with all the
following:
A. The total height shall be no greater than
six feet from the lowest finished grade.
B. In any required front or street side yard
area, the height shall not exceed four feet
from the lowest finished grade.
C. The sides of a retaining wall visible from
the public right-of-way shall be finished in
stone, stucco, masonry, or landscaping.
5.3.4 Where all grading requirements are met
and the retaining requirement exceeds six feet,
a maximum of three freestanding or retaining
walls within 20 horizontal feet are permitted,
if a four feet minimum landscaped step-back
is provided between each proposed wall with
a maximum height of six feet for each wall as
shown in Figure 5-4.
2026-08-26 Item #10D Page 220 of 231
29 N101SP ODS
Example of streetscape design in Standard 5.4
5 Site Design and Landscaping
5.3.5 Freestanding walls or fencing along the
perimeter of the property shall be a maximum
of six feet tall and shall comply with the
following:
A. Metal fencing shall be finished or painted
to match the exterior finish material of the
nearest facade.
B. Provide screen type landscaping, vertical
plantings or climbing vines along the entire
length of the wall or fence.
C. Chain link, barbed and razor wire fencing
shall not be permitted.
5.3.6 Within 15 feet of an intersection of two
streets, an alley, or easement providing vehicular
access, walls and fences shall not exceed four
feet in height.
5.3.7 Unfinished concrete block walls shall not
be permitted.
5.4. Streetscape Design
5.4.1 Sidewalk and street improvements
required as part of a project shall comply with
applicable requirements from the North 101
Corridor Specific Plan Section 4.7, Streetscape
Concepts and Chapter 5, Circulation Plan and
the City’s Public Road Standards.
5.4.2 A minimum of one hundred percent
(100%) of landscaping in the public right-of-way
shall be planted with southern California native
species, as required in EMC 23.27.020, Native
Plants.
5.4.3 Street trees shall comply with the
following, or as amended:
A. EMC 23.27.020, Native Plants.
B. Chapter 15.02, Municipal Tree Ordinance.
C. Downtown Encinitas Specific Plan
Chapter 7, Street Tree Master Plan.
D. Urban Forest Management Program
Administrative Manual of Procedures.
E. Any other City approved street tree list or
regulations.
2026-08-26 Item #10D Page 221 of 231
6 Lighting Design
6. LIGHTING DESIGN
Standards for exterior lighting and exterior light fixtures used on site and on building facades. The following development standards shall apply:
6.1. Exterior Lighting
6.1.1 All lighting shall conform with EMC
Chapter 30.40, Performance Standards or
unless superseded by the adoption of a Dark Sky
Ordinance.
6.1.2 All building entrances shall be lit as
required under the California Building Code.
6.1.3 Exterior lighting shall be programmed with
dusk to dawn lighting for safety and security in
the following areas:
A. Pedestrian walkways.
B. Vehicular circulation areas.
C. Entrances.
D. Parking.
E. Common open space.
`
6.2. Exterior Light Fixtures
6.2.1 Exterior light fixtures shall be positioned,
hooded, fully shielded, and downward-facing
to direct light away, minimize glare, and reduce
light trespass within the project site and from
any street or adjoining properties.
6.2.2 Exterior light fixtures shall be:
A. Finished in a material or color that
matches the abutting roof, wall, or trim
material, and/or color.
B. Located below the roof eave or a
maximum of 14 feet above the finished
grade, whichever is less.
6.2.3 Exterior light fixtures shall not include:
A. Blinking, moving, or changing intensity of
illumination.
B. An adjustable aiming angle that creates
skyglow and light trespass.
C. Colored lamps or filters.
6.2.4 The following types of exterior light
fixtures are not subject to these requirements:
A. Decorative landscape lighting fixtures of
50 watts or less.
B. Holiday lighting.
6.2.5 Freestanding lamp posts shall be no taller
than 18 feet.
6.2.6 Bollards with lights shall be no taller than
42 inches as measured from finished grade to
top of bollard.
6.2.7 Floodlight fixtures may only be used for
service areas and shall be:
A. Mounted to be downward directed only.
B. Located no higher than the first story or
14 feet above finished grade, whichever is
less.
C. Motion-sensor activated at all times.
D. Positioned so the light generated by the
fixtures is contained within service area
boundaries and enclosure walls.
30 N101SP ODS
Examples of lighting fixtures from Standard 6.2.
2026-08-26 Item #10D Page 222 of 231
7 Access and Parking
7. ACCESS AND PARKING
Requirements for vehicle access, parking, and pedestrian circulation used in addition to other City standards.
7.1. Vehicle Access
7.1.1 All vehicle access points shall be
coordinated with streetscape design and
circulation improvements.
7.1.2 The number of vehicle access points shall
comply with all of the following:
A. Lots with 100 linear feet of street
frontage or less shall have a maximum of
one vehicle access point from the street,
unless precluded by other applicable City
standards.
B. Lots with greater than 100 linear feet of
street frontage shall have a maximum of two
vehicle access points from the street.
7.1.3 Vehicle access point(s) shall be located as
follows:
A. Where the lot abuts an alley, one vehicle
access point shall be from the alley.
B. Where a corner lot fronts primary street
and a side street, one vehicle access point
shall be from the side street, if not provided
from an alley.
7.1.4 For projects with more than 25 units,
decorative paving, consisting of stamped or
stained concrete, pavers, and or cobblestones,
shall be required for a minimum depth of 20
feet and spanning the width of the project’s
driveway entries.
7.1.5 Vehicle access gates, if proposed, shall be
located a minimum of 18 feet from the right-ofway, ally or back of sidewalk, whichever is greater (see Figure 7-1).
A. Controlled entrances providing access
to more than 50 units shall be located a
minimum of 36 feet from the right-of-way or
back of sidewalk, whichever is greater.
31 N101SP ODS
Figure 7-1. Driveway Entry Length
Driveway entry
18’
Street
Driveway entry for over 50 units
36’
Back of sidewalk
Street
2026-08-26 Item #10D Page 223 of 231
7 Access and Parking
7.2. Parking
7.2.1 All off-street parking shall comply with
the EMC Chapter 30.54, Off-Street Parking and
the City of Encinitas Off-Street Parking Design
Manual, as amended.
7.2.2 Private garages shall comply with
the applicable accessory buildings and use
requirements in the EMC Section 30.48.040,
Residential and Agricultural Zones.
7.2.3 Covered and uncovered surface parking
areas, shall comply with all the following:
A. Surface parking areas shall be located in
the rear of the lot and located behind the
building.
B. Where a surface parking area is located
within 15 feet of a ground-floor bedroom
window(s), the parking area shall be oriented
or screened to prevent visual intrusion into
the building from vehicle lights.
C. Curbs and wheel stops are required
where a surface parking area abuts a
building, pedestrian walkway, or common
open space to prevent encroachment.
D. Landscaping within surface parking
areas shall comply with the requirements
of EMC Section 30.54.060, Parking Area
Landscaping.
E. Surface parking areas shall provide one
tree for every five parking spaces.
7.2.4 Where surface parking areas that are
adjacent to a public street, a buffer area that is
a minimum of 5 feet wide, measured from the
back of sidewalk or street curb to the parking lot
paving, whichever is greater shall be provided
and shall include screening that is at least 3 feet
tall consisting of landscaping and/or planted
earth berms.
7.2.5 At least seventy-five percent (75%) of any
public street-facing facade of parking structures
shall be screened with one or more of the
following:
A. Building floor area.
B. Screen type landscaping.
C. Ornamental screens in a finish matching
the finishes of the building.
D. Public art or murals.
7.2.6 Individual garage doors shall be oriented
to face one of the following:
A. Other garage doors.
B. Covered or uncovered surface parking.
C. An interior lot line.
D. An alley.
7.2.7 Individual garage doors shall be recessed
into the garage wall a minimum of 4 inches to
provide shadow and relief.
7.2.8 Attached private garages, carports, and
accessory buildings located along a public rightof-way shall be setback a minimum of two feet from the primary building facade and shall use
the same building materials, articulation, and
colors as the building they serve.
7.2.9 A public alley may be counted toward the
required back-out and maneuvering aisle space
for on-site parking that is immediately abutting
an alley, and pursuant to the City of Encinitas
Off-Street Parking Design Manual.
32 N101SP ODS
Individual garage doors facing each other.
Example of covered and uncovered parking area.
2026-08-26 Item #10D Page 224 of 231
7 Access and Parking
7.3. Pedestrian Circulation
7.3.1 A continuous pedestrian walkway shall be
provided to connect all of the following to each
other:
A. Residential unit entries.
B. Common open space.
C. Shared amenities, such as fitness centers,
community spaces and mailboxes.
D. Parking areas.
E. Public sidewalks.
F. Trails.
G. Trash service areas.
7.3.2 Continuous pedestrian walkways shall be
a minimum of 4 feet wide and consist of the
following:
A. A paved pedestrian walkway that meets
ADA Standards for Accessible Design.
B. Pedestrian crossings in areas with
vehicle circulation shall be clearly identified
by paving materials or colors that are
different from and in high contrast to the
surrounding paving materials or colors.
C. Incorporate lighting programmed with
dusk to dawn lighting for safety and security
and shall be compliant with EMC 30.40
Performance Standards.
7.3.3 Continuous pedestrian walkways shall
be constructed in one or more of the following
materials:
A. Concrete.
B. Stamped concrete.
C. Concrete pavers.
D. Permeable surface materials that
conform with the Standards for Accessible
Design pursuant to the California Building
Code.
E. High contrast painted crossings,
permitted only in areas with vehicle
circulation.
33 N101SP ODS
Example of continuous pedestrian walkway
connecting residential unit entries.
Example of pedestrian crossing areas clearly
identified from vehicle circulation.
2026-08-26 Item #10D Page 225 of 231
8 Service Areas, Utilities and Equipment
8. SERVICE AREAS, UTILITIES AND EQUIPMENT
Standards for services areas, utilities, and equipment needed for the function of buildings. The following development standards shall apply:
8.1. Service Areas
8.1.1 Storage, service areas, and loading areas
shall be located in the rear of the lot and shall
not be visible from the public right-of-way.
8.1.2 Storage, service areas, and loading areas
shall comply with EMC 30.40, Performance
Standards.
8.1.3 Trash and recycling areas shall be provided
within enclosures or view-obstructing gates that
comply with all of the following:
A. Enclosures shall not be located in the
front yard or abut residential units or any
private outdoor amenity space or common
open space.
B. Enclosures shall incorporate a pedestrian
walkway from the building to the enclosure
and have a pedestrian access gate with a
minimum width of 36 inches.
C. Enclosures shall be constructed of a
six-foot high masonry wall on at least three
sides and shall not be visible from the public
right-of-way.
D. The enclosure and gates shall be finished
in a material that matches the building’s
color and materials.
8.2. Wall- and Ground-Mounted
Equipment
8.2.1 Wall- and ground-mounted equipment
is not allowed between front or side street
building facades and the public right-of-way.
8.2.2 Wall- and ground-mounted equipment
must meet the requirements of EMC 30.40,
Performance Standards.
8.2.3 Wall- and ground-mounted equipment
shall not be visible from the public right-of-way
using one or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
C. All screen elements for wall- and groundmounted equipment shall be as tall as the highest point of the equipment being
screened.
8.3. Utilities
8.3.1 Ground-mounted utilities shall be
consolidated in a single area, screened, and
not visible from the public right-of-way, unless
otherwise required by a private utility, using one
or more of the following elements:
A. Solid masonry or concrete walls finished
in a material that matches the surrounding
building.
B. Screen type landscaping that is a
minimum of three feet tall at installation.
8.3.2 All screening elements for groundmounted utilities shall comply with the minimum clearance required by the regulating
utility.
8.3.3 Utility service areas, such as electrical
elements, including wires, conduits, junction
boxes, ballasts, transformers, and switch and
panel boxes shall be concealed within the
building or designed consistently with the
primary building colors and materials. No
electrical elements shall be mounted on any
building elevations facing a primary frontage or
street frontage unless they are not visible from
the public right-of-way.
8.3.4 All utilities and utility service areas may
be located in a ground-floor transition setback
provided they are screened or concealed from
view with one of the methods provided in
Standard 8.2.3.
8.3.5 All utilities must meet the requirements of
EMC 30.40, Performance Standards.
34 N101SP ODS
2026-08-26 Item #10D Page 226 of 231
9 Glossary
9. GLOSSARY
A
Abut – To share a common property line,
including where parcels touch consistent with
EMC Section 30.040.010, Definitions.
Adjoining –A parcel of land that (i) abuts another
parcel of land; or (ii) are separated from another
feature as described in EMC Chapter 30.21,
Residential in Commercial Zones Pursuant to
State Law.
Alley – A public or private way permanently
reserved as a secondary means of access
to abutting property. (Source: EMC Section
30.040.010, Definitions).
Applique – A decorative ornament applied to a
surface of a building, usually a wall or a ceiling,
to add design and visual interest.
Architectural feature – Individual characteristic,
detail, components, material, and other feature
used to design, build, or finish a building.
Art features – Hanging flower baskets,
mosaic murals, painted murals, rock gardens,
sculptures, water features, unique landscaping,
or any other art feature as determined by the
decision-making body.
Awning – A shelter supported entirely from the
exterior wall of a building and composed of nonrigid and rigid material including the supporting framework.
B
Balcony – A projecting platform on a building,
sometimes supported from below, sometimes
cantilevered; enclosed with a railing or
balustrade.
Basement – Shall mean a level of a building
partly or wholly underground where more
than one half of its perimeter is less than or
equal to four feet above the lower of natural or
finished grade as defined in Section 30.16.010B6
of the Municipal Code. (Source: EMC Section
30.040.010, Definitions).
Bay window – A window that protrudes from
a wall, usually bowed, canted, polygonal,
segmental, semicircular, or square-sided in
plan; typically one story in height, although
sometimes higher.
Belly band – A decorative cladding that runs
horizontally around a house, sometimes referred
to as “midsection trim.”
Belt course – A molding or projecting course
running horizontally along the face of a building.
Bollard – A post used to separate or deter the
movement of people, micromobility devices, or
vehicles.
Building articulation – Variation in the depth
of the building plane, roofline, or height of a
structure that breaks up plain, monotonous
areas, and creates patterns of light and shadow.
Building square footage: The square footage
of a building floor shall be measured from the
exterior building wall and excludes any covered
required parking spaces.
Building volume – The volume of a building
measured from outside to outside of exterior
walls, but not including breezeways, porches, or
terraces.
C
Canopy – A permanent roof like structure
extending from part or all of a building face and
constructed of durable material which may not
project over a public right-of-way. (Source: EMC
Section 30.040.010, Definitions).
Chimney – A hollow shaft containing one
or more passages vertical or nearly so, for
conveying products of combustion. (Source:
EMC Section 30.040.010, Definitions).
Common open space – Land within a
development site, not individually owned or
dedicated for public use that is designed and
intended for the common outdoor use of the
residents of the development.
Cornice – Any molded projection which crowns
or finishes the part to which it is affixed,
including the exterior trim of a structure at the
meeting of the roof and wall.
Cross gable – Two or more gable rooflines that
intersect at a right angle.
35 N101SP ODS
2026-08-26 Item #10D Page 227 of 231
9 Glossary
D
Diameter at standard height - The trunk
diameter when measured at a point fifty-four
(54) inches above the adjacent grade of the
base of the tree. Trunk diameter at standard
height shall be measured according to standard
arboricultural practice, as determined by the
City Arborist.
Dormer – A structure projecting above a sloping
roof, usually housing a vertical window. It is
not part of the roof structure but is framed
separately, and often provides daylight and
ventilation for a room located in a garret or loft
space. A dormer must be below the ridge of the
portion of the building’s roof where the dormer
is located and are not included in the average
building height calculation. The space within a
qualifying dormer shall not count as floor area.
E
Exterior finish material – Materials used to
protect exterior wall systems from the elements.
Exterior light fixture – Any light fixture mounted
on the exterior building facade that is not
required by the building code.
F
Facade – The building facade is made up of the
outer surfaces of all walls, or portions of walls,
that are visible when projected perpendicularly
to a single plane that is most parallel to the
closest abutting lot line, as shown in Figure 9-1.
For a corner lot, the building facade is
determined separately for each street frontage.
Facade, ground-floor: The ground-floor facade
is made up of the portion of the building facade
which is located on the ground-floor.
Facade, length: The length of the building
facade is the sum of the lengths of all walls
following all indentations along that portion of
the building, as shown in Figure 9-2.
Facade, surface area: The surface area of the
ground-floor building facade is determined by
multiplying the height of the ground-floor by
the length of the ground-floor building facade.
The surface area of the ground-floor building
facade includes the area of all doors and
windows.
36 N101SP ODS
Length of building facade
A+B+C+D+E+F+G=
A
B C D
E
F
G
Street
Figure 9-1. Determination of Building Facade
Street
Building Facade
Street
Building Facade
Figure 9-2. Length of Building Facade
2026-08-26 Item #10D Page 228 of 231
9 Glossary
Floodlight – Any light fixture or lamp that
incorporates a reflector or a refractor to
concentrate and intensify the light output into a
directed beam.
Forecourt – An outdoor area in front of a
building.
Fully shielded – An outdoor light fixture shielded
or constructed so that light rays emitted by
the fixture are projected below the horizontal
plane passing through the lowest point on the
fixture from which light is emitted. (Source: EMC
Section 30.040.010, Definitions).
G
Glazing – The use of glass in the exterior surfaces
of buildings, including windows, doors, and
facades.
Green walls – A vertical structure covered by
vegetation using a variety of materials and
medium to provide soil and water to the
vegetation. Also referred to as living walls or
vertical gardens. Green walls do not rely on
growth medium at the base of the wall to
provide screen type landscaping and provide
plants on the vertical face of the green wall.
Ground-floor – The lowest floor of a building
that is above the natural or finished grade of a
building, as defined in EMC Section 30.16.010B6,
distinguished from a basement and from the
upper floors.
H
Hardscape – Paving material such as tiles;
mortared pavers; wood timbers; colored,
patterned concrete with a tile, brick, or stone
appearance; or a paving material with enhanced
concrete that has an exposed aggregate,
colored, or salt finish.
I
Inside corner – The internal angle of two
intersecting walls meet, forming a concave
shape. The opposite of an outside corner, which
projects outward.
Invasive plant species – Any plant listed on
either of the following lists: San Diego County
Invasive Weed Watch list and California Invasive
Plant Council (Cal-IPC) inventory list containing
one of the following ratings: high, moderate,
alert, and watch.
L
Lot line, front – See EMC Section 30.040.010,
Definitions.
Lot line, interior – See EMC Section 30.040.010,
Definitions.
Lot line, rear – See EMC Section 30.040.010,
Definitions.
Lot line, side – See EMC Section 30.040.010,
Definitions.
M
Mature tree – Any tree with an 9-inch or greater
trunk diameter at standard height, or unless
superseded by the adoption of the City of
Encinitas Mature Tree Ordinance.
O
Offset – The projection, recession, or shifting
of a building facade to create visual or spatial
contrast along an otherwise plain building
facade.
Overhang – A part of a roof that extends beyond
the exterior walls, providing weather protection,
shading, and adding architectural interest.
P
Parapet – A low wall at the edge of a wall that
extends entirely above the roof.
Patio – An outdoor space adjoining a building,
typically used for dining or recreation.
Pedestrian walkway – A defined space or
pathway for use by a person walking or using a
wheelchair.
Plaza – A paved area surrounded by or adjacent
to buildings, often embellished with sculpture,
fountains, and planting.
Porch – A covered, or partially covered, open-air
space projecting in front of the entrance of a
building.
Primary frontage – The length of the property
line along the public right-of-way or private
street. On corner lots, the primary frontage lies
along the street with the narrowest frontage.
All other street frontages are considered side
streets frontages.
37 N101SP ODS
2026-08-26 Item #10D Page 229 of 231
9 Glossary
Primary material – An exterior finish material
that constitutes the largest share of all the
exterior building facades combined.
Private outdoor amenity space – An outdoor
area that is exclusively accessible to the
occupants of a specific property or unit.
Public right-of-way – A strip of land acquired
by reservation, dedication, forced dedication,
prescription or condemnation and intended
to be occupied by a road, crosswalk, railroad,
electric transmission lines, oil or gas pipeline,
water line, sanitary storm sewer and other
public uses. (Source: EMC Section 30.040.010,
Definitions).
R
Recessed entry - An entrance that is set back
from the main facade of a building.
Retail bay – The area on the ground-floor
between structural supports that provides a
regularly repeated spatial element and may be
used as an individual retail bay; or a combination
of multiple retail bays.
Retaining wall – A wall, either freestanding or
laterally braced, that bears against an earth or
other fill surface and resists lateral and other
forces from the material in contact with the side
of the wall, thereby preventing the mass from
sliding to a lower elevation.
Reveal – The side of an opening for a door or
window between the frame and the outer
surface of a wall, showing the wall’s thickness.
Required outdoor amenity space – The
portion of a property that must remain free
of permanent structures, though it may be
developed with landscaping, recreational
facilities, or other community-oriented features.
Roof – The external covering of a building
or structure above or covering any exterior
or interior vertical wall height. (Source: EMC
Section 30.040.010, Definitions).
Roofline – The top edge of the roof or top of
the parapet, whichever forms the top line of
the building silhouette. (Source: EMC Section
30.040.010, Definitions).
S
Screen type landscaping – Trees, shrubs, grass,
or other ornamental vegetation used to visually
shield or obscure a structure or use from
adjacent property.
Service area – Areas, spaces, facilities and
equipment serving the building (whether or
not located within the building), but to which
tenants and other occupants of the building
will not have access, including, but not limited
to, service elevators, mechanical, telephone,
electrical, trash and recycling areas, janitorial
and air and water refrigeration equipment and
similar rooms.
Setback, front yard – The area which defines
the depth of the required front yard. Setback
shall be measured from the street line or
the line established by the General Plan
Circulation Element, from private roads and
panhandles, and be measured therefrom by the
perpendicular distance prescribed for the front
yard setback of the zone in which the property
is located. (Source: EMC Section 30.040.010,
Definitions).
Setback, rear yard or side yard – The area that
defines the width or depth of the required
rear or side yard setbacks. Setbacks shall be
measured from the property line, removed
therefrom by the perpendicular distance
prescribed for the yard setback in the zone.
Where the side or rear yard abuts a street and
the side yard lot line is not otherwise an interior
lot line, the distance shall be measured as set
forth in “Setback, front yard.” (Source: EMC
Section 30.040.010, Definitions).
Shared amenities – A communal facility where
residents have access to.
Shared residential entries – A common
entryway used to access two or more residential
units.
Shutters – A moveable screen or cover used to
cover an opening, especially a window.
Siding – An exterior wall covering.
Southern California native species – Shall have
the same definition as EMC 23.27.020, Native
Plants.
38 N101SP ODS
2026-08-26 Item #10D Page 230 of 231
9 Glossary
Stoop – The steps which lead to the front door.
Street frontage – The length of any one property
line of a premises, which property line abuts a
legally accessible street right-of-way. (Source:
EMC Section 30.040.010, Definitions).
Stucco – An exterior wall covering made of
plaster applied over wood or metal lath. T
Terrace – A raised or built level platform with a
vertical or sloping front or sides.
Trellis – A garden structure of light, often
overlapped or crossing wood or metal members
used as an over-head or vertical sunshade and
plant support.
Trim – Picture molds, chair rails, baseboards,
handrails, door and window frames and similar
decorative or protective materials used in fixed
applications. (Source: California Building Code
2019 Section 202, Definitions) U
Unfinished wood siding – Raw, non–exteriorgrade wood that has no applied paint, stain, sealer, or any other coating or treatment to
protect it from exterior degradation. V
Variable slope gradients – A slope with multiple
changes in steepness and direction to provide a
natural landscaped appearance.
Volumetric break – A single or multiple volume
recess that reduces the overall building volume
for the purpose of reducing the appearance of
bulk in buildings. W
Weather protection device – Equipment or
structure designed to shield people, equipment,
or materials from the damaging effects of
adverse weather conditions like rain, wind, cold,
or extreme temperatures.
39 N101SP ODS
2026-08-26 Item #10D Page 231 of 231